@Eric Helena, There is no statutory prohibition against purchasing from a related party to complete a 1031 exchange. 

The 2008 timeframe was different and in situations a lot harder than now, but this market will shape a lot of investors that found their new market, product to focus on, and/or to dive in deeper when times get tough.   

when the OP said the bank is WILLING to take 91k to me that means or infers a default situation and a discount..

Renters may prefer paying 40 less per month rather than the one time $500 discount. $40/month off works out much better for the tenant, even though they may not realize it, and it's a killer for the landlord

I started my career as a commercial banker a long time ago, but have been an independent mortgage broker for nearly a decade.

I won't say how many offers we make on properties for ourselves or clients in a typical week. 

But I’d’ also ask if the girlfriend is a legal US citizen?

BP family- I bought a duplex with an attached ADU in a great part of San Francisco (lower pac heights, 94115) about a year ago.

Quote from @Micheal Singleton: Hey stl folks, I'm a new investor .

@Mario MoralesHow are you defining a "traditional agent"?