ThanksGaren The term like-kind refers to the nature or character of the property and not to its grade or quality. 

If you want a few rental houses to supplement retirement much more doable. 

It’s okay to go in  at 60% ask or ARV  to get your feet wet, once you intentionally lose a few that number will naturally creep to 70-80% and maybe you find the perfect property and are willing to go in at or above ask.

This is a couple thousand $$ at risk for both of us, which I understand is the nature of the business but just wondering if there's a more creative way to avoid this?

If you want top dollar, I'd consider at least trying to find the cat's favorite places and blast it with some Nature's Miracle. 

I rather put 20% down and use remaining 5% cash to supplement my next property.

You sound like a sharp young man with quite a bit of natural intuition and entrepreneurial spirit who is not afraid to work. 

The Property Code presumes that 7 days is a reasonable period of time for the Landlord to repair a condition unless there are circumstances which establish that a different period of time is appropriate (such as the severity and nature of the condition and the availability of materials, labor, and utilities.)

Then another with 2 different industrial odor removing agents (like odo ban and natures miracle I think). 2.

I think single family is better suited for people who want to supplement retirement or are looking to have tenants pay off debt over the long term!