You diligence needs to be trying to pull out if your operator has some competitive advantage that will let them eke out marginally more returns for you, to more than offset the additional fees you are incurring.Of course, with a 1031, the analysis is slightly harder, because you have to factor in the tax savings you are getting through your 1031, relative to taking sale proceeds as taxable and investing in a group that may have lower fees.

It's quirky and the customer support just read scripts that don't resolve issues or to help proceed when stuck. 

There’s definitely some areas to avoid (QMP among others) so get some boots on the ground and go get out and look yourself too before proceeding.

Can anyone comment on the proceedings if a former homeowner (via tax/upset sale) refuses to vacate?  

Discuss this your resident and then proceed. 

So someone can just stop paying taxes and create a funding gap for our public schools, firefighters, and county road maintenance and now private investors & Counties are going to bankroll the cost and administrative overhead to sell their property at auction and give them back the net auction proceeds?

I'm going to proceed regardless as not planning on paying off that early nor paying down that substantially in the 1st 5 years.

Fortunately with this being a hotel asset you are better equipped to coordinate the necessary vacancies to proceed with the improvements.

The shopping center has several businesses including Kroger,  Goddard School, Truist bank, Ozk Bank to name a few..Any advice how to proceed, whom to contact?

Not sure I agree with that title, especially after all the 'gurus' seem to get bashed on BP just because they provide a service/education to people for money.