I am not looking for answers like "check all licenses and insurance" or "hire a general contractor" (expensive and they could have lapsed or fake info) because I do 80% of work myself and hire people when I need a second hand and am usually on the job with them ...

As far as IREM goes, I am actually a student member (or was until about a week ago when my membership lapsed).

Hey,You should use the time lapse cameras for the construction site.

From what I understand PCB's Shores of Panama's HOA/CAM LET THE FREAKING INSURANCE LAPSE, then we had Hurricane Michael, and they were caught with their pants down. 

I have since gone back to human services and let my license lapse last year. 

I let it lapse many years ago and think I need it back for what I'm doing lately.

What happens if you pay off your mortgage faster, and then you're suddenly interested in that home that was once $100,000, only now a few years have lapsed, and that $100,000 home you wanted is no longer $100,000, and instead $200,000.The choice is up to you.

These people sold another rental for a reason... and it may have been hassle and maintenance. 1031 money seems more likely to dive into a new build rental, and potentially overpay, just to avoid paying those CG taxes they may be subject to if their 1031 period lapses. 

I had the opportunity to get into real estate investing 15+ years ago and didn't, and I regret that lapse daily.

Here is a cool time lapse video of one of my latest flips.