I have seen some unbelievable things, from illegal tattoo parlors in my basement, to dozens of dead fish on my roof... so I eventually trimmed these out of my portfolio.

Alternatively, if after the auction they decided to list the property with a realtor above the auction amount in hopes of earning back some cash, I would not be able to put in an offer due to all my cash being tied up in the auction (it would be much preferable for me to buy via this more traditional route, as then I would have more regular financing options available, even if it was a bit more expensive).  

Yes, it will feel like you're paying 8% APR or so, due to taxes.What are your alternatives?

Alternatively, and again I believe I know the answer here, but is there any kind of grey area within the 1031 parameters that would allow for REIT type fund options  to defer tax?      

Alternatively you could take a day or 2 and drive the location you are interested in and jot down all the parks that look like they might meet your criteria and research from there.  

Behr paint is sold through Home Depot, and it is the main alternative to Sherwin Williams or Benjamin Moore.

@Dustin RuhlWhat you should also look at is default rates vs foreclosures as lenders have moved to alternative resolutions besides foreclosures due to lengthy foreclosure timeframes.

You can use the Blumberg A-55 'New York Apartment Lease' these are standard forms that you can buy online or any stationary store (probably cheaper since they sell them loose)...I own two NY co-op rental and use it in both...another alternative if you work with an agent is using REBNY form which is very similar and would agent probably suggest with no charge to you.In addition I follow my old landlady (an RE Agent) practice of supplementing it with a rider (copied hers) in which I stress/modify/add term which are important for me (for example that tenant cannot Airbnb the apt).The co-op is a company which have their own interest which not necessarily align with yours...it just happen that sometime they allow you as a shareholder to sublet your unit.   

Alternatives include renting short-term or long-term, building a house or even getting an RV.

Any alternatives?