If you're selling that $500k rental but identify 15 replacements worth a total of $3 mil, you gotta find that extra $2.35 mil somewhere to keep the 1031 valid.Most people stick to the 3-prop rule, some use the 200% rule, but you have to be verrry careful with that 95% exception because, unless you have tons of value to play with or have a bunch of extra cash you're willing to throw into the deal, you could be on the hook for a very big sum.

There was one multiplex that was rehabbed for 6 months and had a bunch of German shepherds (they were actually the owner's dogs and were super friendly lol people were just too scared to go near the property). 

When you do your renewal, I think it would be worthwhile to review the important points you want to get across: no pets, no smoking, pay rent on time or consequences would be X, take good care of the house, you will respond in x amount of time for repair requests.

But the kind of tenant who will let things go all the way to eviction court, probably doesn't care about that. 

If that is indeed what it is saying, Why would I care how much their policy is for?

You might start off by managing your first rental property and then hire a good management company with a minimum of 30 units so you can afford one and will takeover the daily involvement to take care of those emergency calls and new tenant screening.If you have or can get YouTube, watch a man named Grant Cardone who has many videos on there and believes in buying apartments. 

From what I know, Cobb County has a wide variety in quality of schools though, so you need to choose carefully if that's a factor in your decision.

Be careful with land trusts.

So first, I am going to recommend that you read your contract very carefully. 

I'm just wondering what to expect to come when I have a seller sign the contract, he's taken care of for the time being, then after I find an investor and he for sure wants the property, what to expect?