This is time sensitive so I appreciate all considerations. 

The price sensitivity of each tenant will vary and as you approach or exceed +$100/mo, the risk goes up.

It was similar to a 1031, but without all the time sensitive requirements.How often to realtors lose out on sales due to capital gains objections?

That works OK for more static investments, but will not provide you with the access to capital you require for more time-sensitive or transaction intensive asset classes.Advisory firms establish plans offering checkbook control, either with an IRA-owned LLC or a Solo 401k trust.  

We might have a 1031 or other sensitivity requirements with interest rates to lock in.

I am normally very sensitive to their 'sensitivities' at the initial showing.  

Because of my wife having allergies I am generally more sensitive to such things than the average landlord/tenant, but I would generally say that if you are renting an unfurnished place then you should clean all surfaces and deep clean carpet. 

To be a successful investor, you need several ingredients stirred into your investing approach.These include(a) a creative imagination,(b) personal and professional credibility born of integrity,(c) a sensitivity to the seller’s needs,(d) a degree of wisdom to accompany your thoughtful analysis of a given deal, and(e) a willingness to take an educated risk.These ingredients should be considered one at a time.A creative imagination.Every self-made millionaire has been able to think “out of the box.”

If we need to communicate something of a sensitive nature, we make an appointment to visit the tenant at the unit and both I and my husband go. 

As long as low income, but not in the war zones, it's probably ok.Second, low income tenants are very sensitive to rent increase, even $25/month.