I will let some more seasoned investors answer that one as there is many, many answers to that question.

See http://www.biggerpockets.com/blogs/3/blog_posts/26565-a-contract-for-option-is-better-than-a-lease-optionThere are NC seasoned LO Investors here.

That's the seasoning requirement.

Which I guess sends me back to the original plan of letting my existing property season and then 1031 it into a larger property.

I haven't thought about what the lender will think regarding to that.The seller is a seasonal investor and a broker, he said he can introduce me to some banks.

All that said, we are coming up on the busy season for selling.

So, I'm expecting/hoping that the little bit less nice street is accommodated for by the larger footprint and that our exit is around the same price or maybe a bit higher if we can get it finished during selling season.

SFH, MFH, seasonal?

They'd rent for $4000/week in high season, and $1200 in low season with other weeks in between those numbers.

Detail everything in the lease (get a good example lease to go by and/or ask a local seasoned landlord for help).