But it's not really needed for you to get some ball park values on the 1031.  

For example, I would sneak into every major entertainment function, Oscars, Emmys, Golden Globes, etc. just for the opportunity to meet someone who could help me even though I know I could get in big trouble, but was hungry to succeed. 

We read the IRS’ internal training guides on it and they do not look at this as a golden rule. 274 put safegaurds in place and a case in 2011 where court didnt accept Cohan

Personally, I'd be inclined to sell it, though having a pool that is not operating is only going to appeal to a small subsection of buyers, likely all investors who will want to low ball you.

There is a book right here on bigger pockets called “The Book on Estimating Rehab Costs” - lots of good info to give you a ball park. 

I was not too fond of this property at first but my RE agent advised me that this could be the one I could go for since there wasnt any offers on it during the 2 weeks or so it was on the market and we could potentially low ball him and get a better price.

I understand this is a very vague question, but does anyone have a rule of thumb when it comes to low ball offers?

That would be in the ball park of 820 for a 8 hour day.

Most are kind of low ball, only investors who are looking to tear down and build something new.

Because it's a time crunch, and I'm starting wayyy behind the 8-ball, I'm not really interested in equity (right now), just cash flow.So my crazy idea is to partner with an investor whose focus is appreciation.