But there will be some markets or sectors that are buyers markets. 

It is my belief your current situation is not a bad position (it is a goid position that will improve with time).  

Appraiser will use data from whatever closely matches the subject.

The tenant will claim your service sucked and only tip you $200. 

There are some accountants out there who say that the very act of doing a 1031 exchange is an attempt to avoid tax and so a 1031 purchase from a related party is a non-starter. 

With a private auction of an already foreclosed property, you will usually be allowed as part of the closing to have a title search done and to buy title insurance.

The commitment letter also stated there will be contracts and other documents to sign but that never happened.- When I called the brokerage admin to let them know I had quit the team and to change my status to solo agent, they said their system shows me as a solo agent and that the TL never submitted paperwork to add me as being part of their team.

Or any other resources for STR SEO if you're willing? 

Their pivot to ADUs more recently is an attempt to increase affordable housing in many of those same areas. 

One particular point can not be over emphasized; even if someone has and is willing to invest the capital in attempting to build or scale their business or investments, they still May fail if they do not possess or can not evaluate those who CLAIM to possess the necessary expertise required for scaling.