I want to talk to someone who would go over my financials with me and let me know exactly where I stand in terms of what I could qualify for, what terms, rates etc.

It should all be done in house under one roof, no third parties unless it is a home inspector. 

You need to get a 3rd party inspection to ensure the property is in the condition you expect.

Are there defining characteristics that stand out?

Unfortunately the property I would like to purchase will sell soon, and definitely won't be around in a few months.Can anyone give me some advice regarding having unrelated party buy it now, and then I would purchase it from them a few months later using my 1031 proceeds? 

If that is the case, do title companies and other parties involved who ensure the transaction goes through care about the terms at all?

Stand up to them and say at renewal time we look at rents in the area and expenses.

The owner converted both bathrooms to have stand up showers. 

If the kids have a party and destroy the house and the parents say they aren't at fault, you have a serious issue on your hands!

Standing urine in the ducts seems odd.