Cap Rates in the area.

I don't think it should matter if the deal is seller financed, cash, or hard money; the title search and insurance process should be the same.

I do not put in price of labor because for me I will pay for good subs they are the key.3.

@Errol Sadler Check out the cost to do this in the Florida market.

The definition of each class is heavily weighed on the income level that tenants earn in those areas.

The RE agent stated some properties on the river in the past did not get their lease extended to provide better river access.  

Remember, no system is perfect, so avoid the temptation of constantly chasing after the next shiny object.

But strictly going by the numbers, it's borderline OK, depending on the type of market.

I'm assuming the main reason for the 1031 is to increase cash flow, right?

I have a good agent I've worked with for years and letting him represent me not only gives me the advantage of additional counsel, it also gives me someone else to do the heavy lifting so I can concentrate on the deals themselves rather than the intricacies of the actual contract, the process of moving everything through closing and all the hiccups that often come with investment properties.