One trick I've used is to lease to cat owners, less risk of this happening once the lease is signed.  

We're worried if we ask for no renewal of the lease the current owner may this k it's too much of risk in case the transaction were to fall through for any reason.

I've seen and researched a # of scenarios involving these exchanges but not these particular scenarios - about the only way an exchange involving new construction seems "easy" is if you can pay cash in the exchange then it'd be easy to get a qualified intermediary to take the risk and get the place built. 

By midnight on day 45 you must have a list in place and from that point it cannot be changed and you must close on one or more of those properties.You do not have to be under contract in that 45 day period but it's a really good idea to mitigate risk. 

I've recently seen 2% deals here.Let's look at Brockton's numbers compared to South Boston.In 2013, there were 135 units sold, with an average price of $224,022 and 62 days on market.In 2016, there were 234 units sold, with an average price of 332,541 and 71 days on market.3 bed rentals in Brockton over the last 3 months averaged $1,783.Strong appreciation at 48% over those same three years, but with a price point only 26% of South Boston, you can buy about 4 times as many properties with the same capital investment, which should increase your cash flow, diversify risk and get you solid price appreciation.

I would say learn all you can and know yourself to your risk level.

Numbers:Price/property: 165kDown payment made/property: 70kInterest rate (fixed): 2,85%Term: 17 yearsCash-flow/property: $0/monthI am looking for opinions & experiences of more experienced investors and potential risks i.e. overleveraging.

I don’t understand why people would risk their freedom and safety, doing things like this with a kid.

Never put your primary residence on risk unless you have a backup plan, like living with family for a year after you lose both residence and rental.

If possible, during rehab, address some things that will help you insurance wise later:- full upgrade of the electical- full upgrade of the plumbing- removal of any sheetrock, trim, etc with lead paint- new roof- address any drainage/leaky basement issues- hardwire smoke and CO detectorsI know not all will be able to be done but most are cheaper during a big reno and will make you a better risk for the insurance companies.