I wouldd o that if I were in your unique situation.However, the only advice I can give to you is to take advantage of the free resources available to you here on BiggerPockets. 

@Gareth Fisher Things might be different in PA, but her in my area (MA), electric baseboard is the cheapest to install, but by far the most expensive to run.I have had retail buyer clients who have said that they would not even consider a property with electric baseboard heatI'm a fan of mini-splits (on your tenant's electric meter!)

I (personally) and my clients use the 1031 process regularly and I definitely make it my business to understand the ins and outs, but I am a turnkey provider (and BP addict, clearly), not a 1031 pro ;) If you are considering selling soon, remember that a 1031 requires that you have a QI on your team before you get started, and there are plenty of timelines and rules to adhere to.

So what you are publicizing to the rest of the BP community is that you are only worth a full 3% and will even charge your client more in order to get that?

None of this post creates an attorney-client or CPA-client relationship. 

Risk thresholds are very different for everyone.We had one listed for a client at the end of last year, but we saw it get pretty saturated, so we had them remove it, do a few additional repairs, then we relisted. 

You can't change your business practices from one client to another.

Can you guys share any unique method to offer the seller without insulting with low ball offer.

This one was a past client who died young and I wanted to get her daughter at least some money out of the deal.

His attorney has a duty to look out for his clients interests not your interests.