@Michael Cox Some people will say that you pay over market for a turn key, if the turn key company allows financing and an appraisal contingency, you won't pay more than market value.

I sent him a one page purchase and sale agreement but he couldnt accept it due to the law in California dictating that he must use one approved by the state. the contract is 18 pages long he wants a intial deposit of 3000 dollars and only 7 days for a physcial  contingency period.

Probably the best way to go about it is to get initially set up with a 1031 professional, then find the property you want to acquire and get a contingent offer accepted.

We still have a duty to behave as professionals irrespective of whether our tenants comply or not - fulfilling our obligations should not be contingent upon another party fulfilling theirs.You don't want to give a bad-tenant the excuse to say they have withheld rent because repairs and maintenance haven't been kept up, nor do you want to get into a dispute as to who breached their obligation first.That being said whilst I wouldn't go over and above the basics with a non-performing tenant.

It doesn’t happen often in these markets but you could also find the right off market and if the condos in your building are flying get it contingent upon yours selling, or give yourself enough of a contingency to get your condo in contract contingent free.

OK, did you have a contingency on title inspection? 

Also go through some worst case scenarios and work out contingencies for them. 

In the contract there was NO contingency from either side and we provided 40 days for COE and 10 days after that for rent free living to find home and they havent done so till COE so might be the reason they want to cancel.

Being that time was of the essence, and I know they wanted to sell, I submitted my offer contingent on the separation of utilities.

@Abdullah Rubiyath I would certainly have a problem if someone gave me a cash offer and then changed it to an offer contingent on financing.