the available inventory went to almost non-existent and the turnkey companies that were there became pretty unreliable in my opinion.

Seems like it would be another two years of learning something new and I've already put so much into learning to buy existing MF. 

The thing is, those don't exist.

I haven't sold my existing investment property yet (fingers crossed for a closing next week), so the 45-day identification period hasn't officially started, but I'm trying to formulate my strategy to make sure I make the most of it.What are your best approaches to "buy right" so to speak when you're up against the 1031 clock and battling a competitive market?

 I bought an existing property management company in 2010.

Sorry for such vague and basic questions, I'm just trying to figure out what opportunities exist for me in my current position.  

It says that even when there isn't a written contract to something, it may be so fair to assume that such a contract exists to allow for recovery.

One more thing how do I transfer the existing rental home I have to the new LLC or whatever I decide to start.

They exist, so there is a chance you can find one, though not likely.Try and get cozy with all of the commercial lenders at your local banks/credit unions.

I am in the Dallas/Ft Worth market which may be saturated but there are still what seems to be opportunities of this type available.