@Adam Widdicombe There are a few companies that provide a quality product.

Try to get comparison for both products. 

*Chances are your broker will tell you to either take the listing (from the seller), represent the buyer, or move on to something more productive.

What is the average rent in that neighborhood for the number of bedrooms in that house?

@Joseph Wright I think the folks you've talked to have missed two big things.1. 1031 is available only on property you purchased with the intent of holding for productive use. 

The average price in West San Jose is currently 2.2 million so that is an option.

After management, and looking at a monthly expense of about $150 averaged over the past year for maintenance, I am in the red monthly.

Finding good Multi-Family deals (100+ units) which average 16-20% IRR when underwritten conservatively is very hard. 

It will just be different priorities and different products that different people will look for. 

    With the 5% down being sent to the escrow company (not to the seller), and standard inspection and appraisal contingencies, this seems like a very standard contract albeit with some quicker then average timeframes.