Will be hard to walk into that deal without $150k or more in cash. 

the challenge of course is going to be to find the right replacements and fit into the identification calendar as well as the potential nightmare for funding approval given the moving pieces.If that proves daunting you could also think about buying one or two properties for cash and then refinancing them immediately after the 1031 to access the money for the next two.And yet another option that a lot of our clients are choosing these days is to separate the cash and debt as a form of defensive investing. 

Probably at this point your only recourse is an "as is" purchase or walk - they may be hoping you will walk because they have since had a better back up offer or realized that they aren't selling for current market value.

I ended up with the property that best fit my needs and was able to get a very strong feel for the market, laws, etc.

I truly appreciate anyone with some help pointing me towards a class or willing to chat an walk me through the list of things to acquire. 

and to understand how they fit together in your toolbox, as none will give you everything (e.g, insurance is required and it will cover you for many situations, but not always; asset protection (LLC) is litigation insurance and complements regular insurance, by minimizing the target and making it unappealing).If you are a new investor, probably you will not have a lot of assets and/or equity to worry about (but even that is relative and subjective to each person tolerance to risk) so I would not worry about that till you pass that risk threshold (in my opinion 100K+ in equity, maybe 50K if you are really risk adverse) and you should be primarily concerned with finding good deals and growing your business first.

I walked the property with him and saw just how little had to be done to the place.    

I walked into Home Depot, asked the guy working that area.

I walked a property Sunday and gave an offer Wednesday. 

Netting 5% on a deal that I turned in 60-90 days gave me annualized returns on capital of >20%, which fit my business model.