@Sam ShuehActive rain is a great site!

The idea of getting market rents on a complex that large is too tempting- clouds my judgement.

Crawl spaces in Atlanta are very wet right now because of the heavy rains over the last few weeks.  

judge mental.

Water damage CAN in some extend to wood rot and other condensation and humidity issues, secondary losses as a result of a primary covered peril (rain damage after a broken window), basement/foundation issues, and of course water backup / plumbing...

Don't put judgement on how design companies make their income, no one is forcing you to hire that specific contractor, providing that they are within budget, and they pass your vetting.

I am going to try for a 1031, but good advice on not having the tax clouding my judgement as well.

I have a judgement on my credit report.

After this, I was told they found rotted piers and beams which will cost another $4K.It's been raining alot in San Antonio so it has caused major delays in replacing the rotted piers/beams with new ones.

I've got the title search done on a property and the title says it has a 2008 tax lien and about 6 judgements and fees from the city for grass cutting and boarding up the property.