Trying to further my knowledge about the Illinois market and landlord laws.

My advice to my daughter and son-in-law as they did not want multi-family, either, and wanted to buy a home to live in,  not just investment property, was to buy something that needs some work, plan to fix it up within the 2-year tax-credit time period, sell and keep profits tax-free, then buy another one that needs work and repeat until children need a solid school district.   

If your intent was to hold the property for productive use and you can demonstrate that wit past practice, documentation of conversations with your professionals, rental agreements, actual rent, etc then you could indeed do a 1031 because your intent was to hold and something external changed that intent.And the unsolicited offer is the gold standard of something that can change your intent. 

I've been using it for a couple years and its the cheapest and most practical.

A 10% cash on cash ROI could be slashed with a single percentage increase in interest rate.Secondly any mortgage laws, requirements, etc. that may change or negatively affect your property can be mitigated.

Each state has different contract laws so you have to use one that is legal in your state. 

People are starting to get creative - if you are familiar with STR laws in your area & if that area is a destination spot, using that to your advantage might be something you are looking in to. 

You can usually comp properties out yourself, but you need to know if there are any major structural problems. 2) I would consult a local attorney to ensure you are considering all applicable laws (usury, registrations etc.)3) This is up to you.

Find a local law firm quickly and pay as much as you need to for their valuable guidance and representation.All I can say to make you feel better as you, yes, bite the bullet and forget about more leeway, is tell you that I've made the same and bigger mistakes that you have in the past, and I've come through.

I don't know he law from the rental side but from the disability act which grants medical animals, the animals are considered medical equipment and you can't refuse them.