I can't speak from personal experience with a 1031, but I know others that get so caught up in being able to say they did a 1031 and so worried about the tax implication that they end up making a bad deal and the bad deal hurts more than paying taxes on the gains.  

hello and welcome Lots of questions....I say find a local REI Group and go and speak to them about all of your concerns. 

Unfortunately, this doesn't speak specifically about the HOA facilities.To preface my concern, I know nothing about legal.  

I had the opportunity to hear Ken Corsini and his contractor speak from Flip or Flip Atlanta.

I am actually looking to add at least 2 more handymen to my vendor list as we speak. 

Generally speaking, I don't think it is a good idea to include use-based utilities in the rent (like water or electricity).  

@Robert Cacchiola speak with your attorney about next steps. 

I can speak about Spokane and the market here.  

Been speaking with an agent there as well. 

Nice and friendly or mean and angry, it doesn’t really matter. 9 out of 10 that you speak to will never get a deal, and the ones that do- 9 out of 10 of them are overpriced.