Also, as far as marketing; bandit sighs, direct mail, driving for dollars, knocking on doors, referrals & MLS, how do gather the information I need inorder to send out letter or make those urgent phone calls to those property owners?

I often will walk around-bring your dog or borrow one.

Many times a house that looks great on line is s total dump inside or has a really bad burned down house beside it , railroad tracks , a murder scene  or crazy barking dogs etc .. dont assume anything.

I think they're looking more for a bird dog to locate properties and don't understand the true nature of the 1031. 

Ring the bell - dog salivates - throw the treat type action. 

Tampa is dog eat dog right now. 

The PM inspects and discovers the dogs tore up your carpet in three rooms ($2,000), scratched holes in a couple interior doors ($300), didn't take care of the lawn ($1,000), and didn't clean anything in the house ($500).You've saved $200 a month for nine months ($1,800) but your losses are $6,300.

With my dogs and the costs of boarding/renting, it makes financial sense to just own a cheap home in a C or D-class area of another town.

After they finish their ham and turkey dinner I’d give each tenant a big screen led TV and a stocking stuffed with care with little trinkets they enjoy such as a pack of Newport’s , some lotto tickets and a large bottle of mad dog booze .

I have a Sect 8 tenant and have had a few issues (dog, non-pay of electricity, etc) But HUD recently failed my unit twice- once for a ripped window screen and the second time for pee puddling around the stove.