The opportunity to select "investor" while submitting the bid is not availableMarvin- The listing agent does not know what bids are submitted or the amount of the bids. 

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I don't think my current method of paying my handyman an $85 trip charge is cost effective. 

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Your right it should have nothing to do with the 1031 but it it goes on the hud it is messy and easier for the service to claim you are receiving boot  A simple statement to that effect can go into the contract and the title company may even be willing to handle that part for you.Re: the excess funds- depending on valuations and any work needed on your replacement properties there may be a way to enfold that into improvements to tour replacements and still keep tax deferred status of that money

Our standard loan is a 5-month term which puts the effective rate at 6.25% - 7.5%.

That said, the volume has dropped off considerably from its peak in my market 2 years ago while other sectors of construction have picked up for us which essentially allows us to be much more selective in what work we accept.

Kids growing older and looming retirement spurs action, but it's less effective at that age. 

When I sell to buyers, they make their checks out to me personally.I formed an LLC today (today is the Effective Formation Date) and I notified all my buyers to begin making their checks to me payable to my LLC (instead of me personally).However, what is the proper thing to do with those checks my buyers *already* wrote a couple weeks ago (that are currently in the mail on their way to me) that have been endorsed to me personally? 

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