Also if anyone has recommendations for an insurance agent please send them my way, I'd like to speak with someone that can explain to me how the situation would be handled if the property did get damaged beyond the 65% threshold.

I regularly come to California several times a year on speaking engagements so we can connect there when I'm in town, or if you are going to be coming to Montgomery I'd be glad to show you around. 

@Kenneth Garrett I will speak to a couple of local banks in my area and see what I can get

So if it hasn't been long there may not be any gain to speak of that needs deferring.

I've never tried to push it that far, so I am not speaking from experience. 

Maybe that's my ignorance speaking but I haven't gotten very far into the whole process.

Check for investor FB groups and REIA’s in your local area to speak with professionals actively working on projects that you can meet and potentially work with. 

However, this seems a little more complicated and I would consider speaking to a real estate attorney if you aren't comfortable putting it together using a title and escrow service that can provide further services.

Once you track those people down and get them to sign (and probably speak with them about their portion of the proceeds) title company will direct you on what steps are necessary to get the deal closed.

@Casey PowersNevada, Georgia, Arkansas, Texas.Casey thank you so much your reply is right inline with the feedback here. these states keep popping up so that speaks volumes as to their land lord friendliness.