With a VA loan, you can quite possibly refinance it sooner.  

He was also sorry to hear that a good tenant left because of this and agreed that the water department should have noticed the situation much sooner.)

Things like the internet, TV, gym membership don't count. 

Rent is due on the first of the month.Since in Texas late fees can start no sooner than one full day after the date it is due, late fees start at 12:01 AM on the 3rd.We send notices to vacate via email, or call to let them know if we don't have rent when the late fees start. 

I'd say $60K loan, Interest only, 5%, $250 in interest payments monthly, $60K due in 5 years... or sooner.

You could find a "portfolio" loan that might allow you to take cash out sooner but you will pay a significantly higher rate.  

Also, don't think you can payoff your property sooner by helping your tenants pay off the debt.  

So even if you were looking at many properties (more than 3) and their aggregate value was more than 200% of what you sold,  your 1031 is still valid because you closed on at least 95% of the value of the list (you actually closed on 100%).The other advantage is that the sooner you close on your replacement properties the sooner cash flow and roi return.  

The difference is if Investor A purchased the tax year ahead of Investor B, then Investor A can apply for the tax deed one year sooner.

Structure the deal to where it makes sense to you and sooner or later you will come across a motivated seller.