I’m now looking at another area that’s 3 hours away in the same direction and catching up on some posts about some general str rules of thumb.

The short answer to your question is that the general rule is one year.

There are many hard money lenders who do DSCR with less ins and outs and less rules.

Asking in the correct forum will get a better response.Read the RULES!

There’s a big advantage to naming 3 or less replacement properties in regards to 1031 rules.

Sounds like we employ nearly identical strategies.

Bozo the Klown is a celebrity.There are rules regarding narcotics.   

That will meet the 1% rule, but is it realistic in that neighborhood?

While this isn't a hard and fast rule, more often then not, these are the guys that can't manage their schedules well, and will be gung-ho on your job for a couple weeks, then be flaking out as they picked up too much work and are trying to keep too many homeowners happy.And lastly, the more detail you have the better the bid will be with few change orders.  

Just keep the amount within any local rules and give proper notice.