@Anthony Wick Gives me plenty of material to choose from!

A QOZ looks like a very promising alternative to a 1031!

They might go up if you materially improve the property or a sale may trigger a new appraisal, but that's all part of the game.

Anyways, my official question is: What are people using to get decent quality materials and appliance packages.

Alternatively, you might consider requiring the tenant to put something in writing stating (not a text message) that they have moved out.

What are my other alternatives, if any, and what is the associated cost?

The only alternative is to not offer it at all.

I will work with landlords and house hackers, however, since most properties I find that dont work for my investment business can work great for them.Also, I now have many more tools in my toolbelt that other agents dont have, I have a crew that can do work, know a ton of contractors/trades and can get materials for pretty cheap.  

You're assuming that it was 15 minutes of time unless you were sitting in front of him while he prepared the document which may have required referencing other material I wouldn't make direct assumptions.It is possible it was just beyond his capacity at that moment.

If the terms of the modification materially affect the terms outlined on the Deed of Trust your attorney/title company might suggest also recording the Modification.