Too many people on both sides of the aisle that have utilized the 1031, which as you know just turned 100 years old. 

Insurance, Principle payments, interest, utilities, wages, maintenance, prop mgmt, vacancy, taxesAm I forgetting anything? 

That way you could utilize a low down payment conventional loan, and then refinance out of your FHA when you hit that 20% equity mark in the future!

It doesn't seem right that I'd have to just take it in good faith that they'll submit the claim on my behalf after they've already been made whole.Additionally, I've prorated the rent/utilities for the full number of days they were out of the premises.

Currently, only thinking about Insurance, snow plowing, mowing, taxes, and utilities.

You're approach is very sensible, I will utilize it.

You could even utilize a hard money loan instead and have your friend cover the down payment and interest payments, while paying him interest over the term of his loan or at the end of the project.

Commercial loans do not report to credit bureaus so it wouldn't affect your credit utilization nearly as much as buying the property with a straight HELOC. 

I just wanted to add also that many syndications purposly utilize cost segregation to generate losses- but lot's of people can not deduct those losses in year incurred due to passive loss limits. 

This might also make it easier to justify separate meters or “utility chargebacks” if the rents get too out of wack.