Seems like it would be another two years of learning something new and I've already put so much into learning to buy existing MF. 

The thing is, those don't exist.

I haven't sold my existing investment property yet (fingers crossed for a closing next week), so the 45-day identification period hasn't officially started, but I'm trying to formulate my strategy to make sure I make the most of it.What are your best approaches to "buy right" so to speak when you're up against the 1031 clock and battling a competitive market?

And, ironically, it can get more problematic with landlords good at retaining tenants for very long terms (i.e., landlords doing annual or semi annual turns get in the units and can go over them every inch, inside out, but not those with very long term tenants)...

Sorry for such vague and basic questions, I'm just trying to figure out what opportunities exist for me in my current position.  

Anyway, I could go on and on about this guy.Last month his kids are by our driveway pulling rocks off the retaining walls and throwing them with other neighborhood kids.

We have a lot of space behind on our lot  but a lot of it is on a hill so will increase costs to build a retaining wall the more we try to add space but at least we have the option to do this.

One more thing how do I transfer the existing rental home I have to the new LLC or whatever I decide to start.

They exist, so there is a chance you can find one, though not likely.Try and get cozy with all of the commercial lenders at your local banks/credit unions.

This included how much and who holds the earnest money deposit, where the money is held, and what are the terms and/or contingencies that allow you to or the seller to retain the earnest money deposit in the event of default or dissatisfaction with the contract.The questions that you have are real estate 101 type issues but require everything to be spelled out.