Depending on your plan, some lease terms might work out better or worse.

I had a lender basically tell me I was making a colossal mistake and haven't slept well since, so this is beyond helpful!

I have used Endurus Capital and I know them pretty well. 

Ask @Dave Foster for any 1031 questions…But I’d start with these…Are you planning to pay all cash for the replacement property since it will probably be either impossible or expensive to get the loan in the LLC’s name.Why are you putting the property in an LLC?

Well identifying your goal is the first step.

No update of common area finishes although clean and well maintained.

It is a much more Blue Collar area and the duplexes acquired by the investors that I have worked with, are doing well.  

So if you're looking for allergen friendly, I'd suggest you consider fragrance allergies as well.

I plan to do primarily direct mail to the owners but wasn't sure if there are any other better ways. 

Charles,Welcome to the BP forum I am in Florida as well and its a great time to jump into the REI business.