I have a quad that is well suited for workforce housing tenants, no where near a major college/university, not in the urban core, and have been there for years.  

Also it’s all very different product (condo, tear downs, new and existing all have a different target markets)Atlantic county has not recovered to 2008 prices.

For years, I tricked myself into thinking (just like the majority of the population) that I needed to go to college get a degree and seek a good paying job to be even semi-successful.

Almost 6,500+ jobs and 8 major companies moving to or growing in TucsonThe secret is out, Tucson is growing and growing fast.

Drive around and look for new commercial construction, etc..You can probably google major employers and get a sense of who the big players are in the area and what kind of local market share each major company holds. 

The majority of your efforts will be vetting sponsors.

If your intent was to hold the property for productive use and you can demonstrate that wit past practice, documentation of conversations with your professionals, rental agreements, actual rent, etc then you could indeed do a 1031 because your intent was to hold and something external changed that intent.And the unsolicited offer is the gold standard of something that can change your intent. 

Pros: -Most major cap ex fixes are covered-A lot less to rehab if bad tenants- great HOA can fend off bad neighborsNegatives:-If problem happens between units can be a headache-tenants tend to not stay as long-bad hoa can cause some issues There is many factors for you to determine- each situation is different

(ps- my partner is a GC and his employees would be doing the labor- so the material cost is the major deciding factor here).

If anyone could just look through the report and see if I have any major oversights or anything I definitely missed, that would be amazing.