Once you do that, then talk to as many owners as possible - by the way - only 14% of Zillow listings might be by the owner.

Does anyone have any comments on working with Redfin end to end, as dual agent, buy then sell the property? 

If it is because your PM is supposed to be doing it and isn't, then you need to tell your PM to get to work because you are losing money and aren't happy.

Now I am at the stage of negotiating a repair credit on the upleg and then removing contingencies.I know this is an unusual request but is there anyone who is experienced with 1031 that I could hire to make sure I do this right any my friend doesn't misguide me and mess this up?

The is the basis that SC is using to go after wholesalers at the moment - passing a "ban" that's murky at best and then daring the attorneys to test it.

If you can buy it cash, I would do that and then make the proper upgrades.

I did auctions for a part of my 10 year career when I thought flipping homes or doing condo conversions were the way to go. then I got into ground up construction and national construction and ground up is the way to go.

If it’s already been placed then either the original seller doesn’t care, is dead, or will take care of the complaining for you. 

That was initially scary, but ever since then everything's been phenomenal.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!