In discussions with our realtor and a friend who owns a development company, their offer is extremely low. 

highlight_post=6644969&page=1#p6644969If you decide to do OOS investing, have lots of cash reserves, do lots of due diligence - talk to local investors, multiple property management companies, at least 3 agents and at least 3 contractors.

I’ve been wanting to purchase a vacation rental near the downtown area for some time, but I haven’t come by the right property or management company.

My company does full service property management as well assisting with purchases so we have a ton of great insight and knowledge we would be happy to share. 

Get creative if you need to.Finally, use a title company/closing attorney for all the paperwork, make sure they do a title search, (I would recommend paying the money for a Warranty Deed to ensure your protected as the buyer from any unknown liens) and then make sure the Promissory Note is secured, i.e. recorded against the property with the county recorders.

The ones most impacted by last-minute 1031s are the title company not the QI. 

If a check is made payable to a company, the bank upon which it was drawn will not cash it - you can deposit it but it won't be cashed.

The company has perfect credit.

I have recently opened a property management company and I am 3 months in without a single client. 

The best property management experience I got was in doing maintenance on properties for a property management company and by doing my own properties, but in doing so I learned just how much I hated property management and preferred adjusting so to each his own.