If it's not a match, or if they don't have the paperwork yet, we don't show them the property.

It will also guide you on what finish quality you'll need to match the comps...and what it will cost to achieve that.  

There are other factors that will need to be worked into 1031 exchange qualifications too like matching of debt on the properties. 

You need to simplify what is going on and make this match the rest of the house.

Private lenders v. hard money are definitely very different distinct loan types. 

I was offered 7.5% fixed 30 year by a portfolio lender that required no seasoning, but when I ran the numbers, I realized I'd need 2 houses through a portfolio lender to match the cash flow that one house would generate if it were on a conventional Fannie loan.

Google that and compare if the amount matches the premium for how much you're borrowing.

He may have suggested something like "if you find someone able to better my offer, could you please let me know so I can at least have a chance to match it?"  

With no match on 401K I would run the numbers and see if that 12% of your income can get better returns if used in other means (paying off debt or RE investing).

That's an important distinction.