A value add opportunity here in NYC could be perfect for but it would require cash out and time to do the upgrades, which seems difficult to impossible with a 1031.

She was awesome and my file was difficult (you know how it goes when you are 28 and have 6 properties in your name and low assets bc their your house LOL)

I'm mostly interested in the buy and hold strategies but understand that is difficult to make the numbers work in San Diego or southern California.

Your explanation of events is long and a bit difficult to read (you may want to shorten to encourage more responses), but I would try to go over this person's head/chain of command and complain that they did not explain that the $100 was non refunadable. 

Get them out or raise the rent to cover the additional cost/frustration of them being difficult.  

Fernando, that's very difficult for someone who doesn't know you at all to tell you what to do. 

There is a lot of B and C class buildings and most will require some rehabbing to get into rentable condition; however, once they are ready you can easily fill them with students.One of the challenges I've seen is the cost is high and can make it difficult to cash flow at the end of the day.

I am also planning on using an FHA loan, which has made the process more difficult. 

Yes they are moving but they have a child which will make it a little more difficult to move again.  

I'm finding this to be a very difficult task.