I think your only option is to shop for your attorney fee.Appraisal is inline with the national average.

-We use a smaller local bank that allows us 15% down; make sure you shop around-Numbers aside, as a general guide single family take care of more themselves/more independent, apartments more attention...depends on your management preferences-Check out Brandon's book 'No Money' on the site about ways to fund some (home equity if you have $$ in your own place) or owner occupied multi-unit if your life allows you that flexibility.Good luck!

I am still shopping for someone I can trust.  

We are a one-stop-shop providing property sourcing, general contracting work, and sales of the property or property management.

@Ryan Cauzza   Many of the posters neglected to recognize you wanted to do a 1031 exchange. so that limits you.find a real good commercial broker close to you and go shopping.. are you in escrow or have you closed.. if your contemplating this start looking now.. and if your property will sell quickly you can then be ahead of the curve.I like MHP as well..

Insurance seems a little high, you might want to shop around.Did you budget tenant placements fees into management fees?

Shop around.  

I will be checking the pawn shops mid week . 

There is a big article in a local paper where a highly successful body shop is doing just that.

<g>  Now I am not Norm Abrams, not by a Long shot - but I have a nice wood shop and a lot of experience making pieces of wood fit together.