If you want to mitigate all risk, sell your real estate, and hide the cash under your pillow, and don’t get out of bed ever.

Weird layout houses in a questionable neighborhood (making an assumption there) don't sell for appraised value.

All things considered, on the market for months, its now winter time, cold weather, holidays, and dark at 5 pm, not prime selling time, I offered $250,000. 

These companies selling products tend to drain agents dry at these conventions selling every do dad that is supposed to give them an edge over everybody else.

He is getting calls from clients wanting boats ready as soon as possible because they are selling them . 

Some people love that as the initial numbers look good, but probably over the long term they get tired of the common issues landlords face.It's not that hard typically to find a move in ready property, or even to find one that needs minor repairs, where you can capture the equity yourself vs the person selling it to you. 

From my experience selling RE and building new homes your just not going to please everyone

A 1031 exchange is for selling an investment property then buying another investment property. 

She owns and sells tons of STR's there. 

You can do a Reversed 1031 buying the acquired property first then sell the relingquished property.