Don't know the terms of the offer or if an agent was engaged in the transaction, but this is a case where DIY fails due to insufficient understanding.The offer should have NOT been on a standard residential form, but used a Commercial Property FormThat form gives the opportunity to require the seller [x]  To deliver the property vacant.OR on the standard form, to add that contingency Without that, the BUYER is required (in Calif at least) to perform a NO Fault Eviction and that means relocation fees will be awarded to the tenant.I fear this was a DIY purchase and you're on the hook for the consequences.

There are a number of good Indy realtors on BP if you perform a quick search.  

We would be more than willing to, knock on doors, help with renovations, perform administrative work, or anything we can do to give someone a hand in exchange for some real world exposure to the industry. 

Does $604k seem like an accurate number? 

On the contrary, the BP marketplace is a great resource to define a performing asset. 

Free and clear RE is the only thing I can think of that would be ok under hyper-inflation OR deflation AND still perform reasonably well if neither occur.

Also, does anyone know of any good contractors who operate in the area who are honest and perform well?

An attorney may be able to find a way to prove the PM company has failed to do their job and is guilty of "non-performance".  

(A lot of people use sites like Zillow and Trulia to look for properties though I hear they are not always accurate) If you have a specific area you are interested in check online or maybe in your local newspaper to see if there are any open houses you could attend.  

I'm looking to perform a 1031 exchange for a single family home that I've owned for 3 years for a duplex and I've come across some bumps, mainly financing bumps.