I’ve already made some calculated evaluations in terms of the expected operating expenses, the mortgage, closing costs, and a 20% down payment. 

Use your money for a down payment and learn the ropes a bit.

So when you have the banks not lending and supply skyrocketing, the natural result is home prices go down until the supply eventually went away when people with cash started to gather up the supply.Today the market is different.  

@Melad Zahedi I have experience getting investors funding on 40+ acre properties, but its usually at a higher down payment.

What's your goal - cash flow or appreciation?

If you're making cash offers command a better price and buy properties correctly.

If the title company has a long term escrow department better chance they would be willing to work with you as they could facilitate payments after closing as well if the parties wanted that.If taking time to find that one asky why the ones you have used don't want to touch the deal is there something wrong with the deal you aren't seeing, or they just don't want to do it.Best of luck!

thats an odd monthly payment.. can you quit at anytime so maybe only risk 2k and two payments of 747.00  you know the queen of the skies. 

We communicate with them for 60 days asking for payment and trying to get anything that we can from them.

I need to place 1M in cash and at least 650 in debt to satisy my 1031.