So, while some Account Reps / Executives are better at what they do - they can't move mountains. 

Create your team of local real estate professionals like property inspectors, agents, contractors etc. to execute your plans efficiently.All the best!

For example if someone wants to invest would you rather have them fill out a form online and easily complete the subscription agreement and wire the funds in one step, or see it on your site, email you, then have you send them the documents, then have them review the documents, then have them execute the documents, you countersign the documents, then coordinate wire instructions....Investor journey has to be as easy as possible - harder it is, less you will raise.

., you don't actually move into the home for a year while making your payments.I wonder if the bank would execute the DoS clause either because 1) if they visited during demo/construction, their initial investment has lost value, or 2) you haven't move into the home yet.Does anyone have insight on this? 

After that, the compounding effect put the later way ahead of the former.Permanent overfunded life insurance is a complex product, that need proper planing and a good execution.

I personally began on my own doing flips to gain experience, build capital, saved from my executive job for years, and slowly but surely growing my portfolio. 

I have learned that to successfully execute in real estate investing you have to find  off market or good deals and then  tailor your strategy to the best return on that property.

But you are right - If the burdens and benefits of ownership substantially transfer to the buyer the sale can be deemed to have happened upon execution of the contract rather than with deed passing.So, your 1031 can start with the signing of the contract and delivery of the down payment. 

Here are all of the items my attorney includes:Seller will complete the certified rent roll provided by Buyer to Buyer.Seller will deliver an Estoppel certificate provided by Buyer and completed by each tenant and signed by both tenant and by owner for each rental unit.Seller agrees that it shall not enter into any new Leases, modify any of the existing Leases or change monthly rents without the prior written approval of Buyer prior to closing.Seller shall provide full and complete copies of all written Leases to Buyer.Seller agrees to provide updated and unexpired Residential Occupancy Permits for all units to Buyer at time of closing.Seller will execute and provide written assignments of all leases to the current tenants at the time of closing.Seller will provide notice to current tenants as to the transfer of ownership any any security deposit to new owner.Seller will provide one year (previous 4 billing periods) of water/sewer bills to Buyer.Buyer will not be obligated to collect any rent due and owing by tenants prior to closing and Seller shall be obligated to credit all rent due to Buyer at closing regardless of whether collected by Seller at the time of closing.

Where you execute this strategy doesn’t matter as there are undervalued properties in most markets.