Cape Coral needs apartment housing; it's currently dominated by SFR and duplex rentals due to the nature of the zoning.

Has anyone on BP ever undergone credit counseling from a third party program of this nature?

I'm not sure exactly if we'd want to target Annapolis in light of all the politics swirling around that situation...I'd be interested to discuss how you're working around those possible roadblocks.

Make sure you’re going to cash flow. 20k rehab is pretty light so I’m guessing there will be some cap x in you future.

The very nature of this arrangement makes me nervous. 

Lets also assume after some light rehab and upgraded curb appeal, I'm able to force some appreciation.

@Emily LangeThe fact that you put a plan together and put it in writing means you are already light years ahead of most people.

I added crown & a light rails to the entry level cabinets in the kitchen, I even used appliance paint to spray the yellow brass ceiling fans to a nice bedroom worthy white.

From the 1031 perspective though there is one other possibility that may not naturally occur to you.If you can combine those sales in a compressed time frame it would be possible to combine them (the time frames have to overlap) into one or more larger assets. 

Had he been a contractor, I could have fired him, but since he is one of my tenants, I felt I needed to tread lightly.