I'm a greenhorn, but it's a deal (I believe) and I'm wanting to act. 

@Willie Rogers I haven’t done any wholesaling , but I do believe you can get these contracts from a RE attorney, I would seek one who has experience working with other wholesalers in your area .

Regarding 1031- I do not see what net 5% ROI above can be achieved anywhere in suitable for me locations.Even in hot locations I do not believe in even double appreciation in another ten years.And after ten years I still have to pay the leftover capgains, plus useless depreciation.I think, 1031 just has no sense in this case (I'll not do 1031 forever, and my descendants have no plans to return to US).

Also, outside in the yard one area has very grown green grass, leads me to believe either main water leak or sewer backup. 

I just cannot believe there were condos selling for 30k in Chicago in 2009. 

I believe it to be perfectly acceptable to leave some cash in if it gets your cash flow to meet your minimum criteria.  

Then remove him would be the easiest way I believe. 

I believe Moncton is your safest bet for a secure investment.

That being said, I believe there is still some solid long term appreciation potential in the neighborhoods closer to the BeltLine's Westside Trail and recently purchased Southside Trail, as well as those near certain film studios, such as the Tyler Perry Studios.There are plenty of smaller cities in Georgia and the Southeast that continue to have 2% properties, but their locations, amenities, and economic outlooks will likely not be as promising as ATL's.

I believe this makes my properties more desirable and so I always have many prospective S8 and non-S8 tenants to chose from for each property, allowing me to select the best.