But you need to show that you had the intention with some documentation, like a signed lease for the property, newspaper ads, craigslist ads, photos of for rent signs on the property, etc.And unless you do another 1031, by selling the 1 property you'll owe taxes not only on the 1 property sold but also a portion of the gain from the first property relinquished in the 1031.An alternative would be to suggest to the buyer a rent with option to buy or some other mechanism to both show rental income as well as deffer the sale until year(s) down the road.

It's the nature of the beast.

Bank Alternate programs are fairly painless if one of LLC members is a weak link credit wise.

If your lease says no pets, and you are passionate about that clause (appears you are), and you have appropriate penalties in place, I don't see any issue implementing said penalties.You could also look to give them an alternative do they don't feel backed into a corner.

We would continue using qb for the holding company.The deciding factor for me between QB and something like Buildium is the integrated nature of all the different features.

I don't believe the nature of this market makes that rate sustainable. 

Naturally, I told him to first go learn anything and everything he could about real estate, then we could talk.

This seems like an inefficient timeframe, are there legal alternatives to expedite the notice down from 10 days?

I am not sure if there are other alternate ways to collect finders fees, if you don't have an attorney to assist.

I'm naturally skeptical, so keep that in mind.