However, you're going to have a hard time forcing a tenant to use it, unless you're going to pay the water bill.You may be able to get around that by stipulating in the lease that the tenant is required to allow the sprinklers to operate at a reasonable frequency and duration to maintain the lawns in the current condition.  

The fact that the "system" forces you to waste 2 years of you life by taking classes like world history (which you already have taken for the past 10 years anyways), weight training and god knows what else is just beyond me.

If you didn't want to be forced with time on a 1031 you could refi your existing property and pull cash out generally to 75% LTV without selling and then wait for the right opportunity.

If it forces the tenant to pay for pest control cost, then the tenant will be responsible for it otherwise, you have to take care of all expenses.

All other credit was ok the home medical bills and subsequent divorce forced foreclosure.

If you have the stomach for some hard work and forcing appreciation then there are plenty of opportunities in East Oakland and into the East sides of San Leandro/San Lorenzo and Hayward(Outside of Castro Valley School District).

Or a serious balance sheet recession with forced liquidation of assets?  

@Anne Jackson the cost per lead continued to escalate using PPC and forced me out of that market. 

Come to Jesus Talk - I don't know the conversations you have had with him/her, but it's time to be very clear and forceful about their lack of performance and possible poor estimating and diligence in performing per contract details (don't know what they are, but you get the drift!

These would be some markets I focus on for the next year or so since the Madison/Huntsville area is growing in price and forcing people to move outward into the areas I mentioned above. 3.