If I was off by 10%, that would eat $5000 into my profit.

If you are borrowing hard money or private money then the higher priced deals start to eat you up in holding costs.  

I found them to really help with someTerrible animal odors

There seems to be plenty to choose from in desirable neighborhoods, so I just need to run the numbers.The 1031 is a tough animal due to the 45-day identification period, which is difficult being so far away.

I don't want the holding cost to eat up my profits.

I live on my own so living expenses are what really eats up the money.

Need to find a good reliable contractor that will not eat up all the profits just with his rehab costs.

CapEx will eat $100/door in a minute...6.

You're in the enviable position to have your cake and eat it too, since you can tap the equity of the irvine condo for the next purchase. 

This is kind of what I was thinking (with regards to deductibles and HSAs).One other thing I am doing is making my wife and kids work out for three hours a day and eat organic kale to keep them out of the doctor's office.