And while I do understand your nervousness about the 1031 timeframe, something (more than one something) good will come up in those 45 days

You'd get nothing, except good will with the realtor you refer.   

If you are "so new to this", what good will a form do? 

Anyone familiar with goodwills housing in west Palm Beach area?

Her info:Barbara Habbeshaw | AZ Residential ManagementYou can tell her I sent you, but just for goodwill, not any compensation from her.I was very impressed.

A listing broker if they are good will be very good at screening and qualifying buyers inquiring on a listing to make sure they are credible and have the ability to purchase under normal conditions.Example a particular retail asset if a buyer puts 35% down you know lenders will likely do the loan all day long with little hesitation.

Maybe you Bank some good will or love in the future with that agent and even with this seller.Other than that, get into some deals within your price point you can handle and make sure you have your education and team in place before that.

Thinking strongly about putting a solar powered Ring flood light with camera4) Fancy coffee maker - We put a older Keurig that we found for $10 at the local Goodwill that we cleaned and sanitized and it works perfectly.

The value that is added to you may simply be goodwill and connections, you never know what will come in the future from that. 

I'd recommend spending just enough to get people excited about the possibility of staying there, rather than going the Goodwill route or something similarly budget-conscious.3) I'd agree that vacancy was too low.