Always consult with your attorney before you rely on the above information.

I took a job as a consultant to pay the bills and thought "never again will I let my livelihood be determinded by someone else."

They give bits and pieces of structuring their deals, but as far as the actual contract goes, you may want to consult with a lawyer in your state.

Yah he came back around and agrees he needs an engineering consult.

Always consult with your attorney before you rely on the above information.

However just beware the the biggest firms will not be able to give you access to senior consultants who deal in 1031 regs all the time.

Anyway, the short responses to your questions1- live-in renovation in 2011 FHA-insured loan2- tenant screening is key if you are going to be neighbors with your tenants...and introduce yourself as the "property manager"...separation makes things easier when you live next door. 3- first time...total guess...got lucky and settled into a $40k equity position from onset...did lots of homework, but limited to zillow back then...4- don't be afraid to pull the trigger on a deal. consult a great local agent and be confident your numbers meet your needs.

I recommend consulting a cross border attorney for more details! 

It fascinates me, so I don't mind the consultation fees at this point of learning.

Again, consult a lawyer.