Every deal is different, every borrower is different, and every financing option will be tweaked specifically to match.

@Brian Kittner another thing to look at is what is pending sale that is a close match to your property in the area.

For instance I would use IG ads if I had a rehab project I wanted to show off to potential people who have searched for "Home buying" or like terms in a 50 mile radius on FB or have matching interests.

Do a lot of driving around in neighborhoods that match your criteria of a decent place you would want to live.  

My real estate side hustle is a full-time job in itself but I'm funneling all I have besides de minimus 401k match, ESPP, etc. as those are "throwing free money off the table" if I don't at least match into real estate. 

Match what you like to do with some part of real estate and you have a good start. 

Don't leave anything out or you'll be disappointed when reality doesn't match spreadsheet theory.It's simple to see why low rent to purchase price ratio results in poor or negative cash flow based on the numbers.Most Class C houses run about 40-50% for expenses, vacancy, and CapEx. 

I do plan to get back in touch tomorrow morning, I can still make the profit I want and would consider matching the offer from the real estate company, though I want to avoid bidding on emotions.  

Does the purchase price of the like kind 1031 have to match the original purchase price or the selling price? 

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.