My sweet spot is at $250 net cash flow per unit on SFR but it's up to you. 

I brought them value first showed them what a great agent I was .. got them top dollar for property or got them a smoking deal on the buy... in other words build a foundation that will last you a lifetime like it has mine.. of course not all Wine and Roses but you get the drift.

How much time after wining and transferring the full payment I can get the keys and start renovating the house?

Photography was $150 and done by a professional photographer, I definitely got a sweet-heart deal on that.

I'm currently between positions and learning more about home maintenance and repair-Religion: Unitarian Universalist -Spouse: unmarried, but have a very loving and supportive girlfriend of 4.5 years-Pets: I have a very sweet cat named Maple-Hobbies: I like hiking, biking, listening to music, playing games (board & video), and reading / learning-Location: Boulder is a nice town but due to the supply of housing being (intentionally) broken, it is REALLY daunting for a non-wealthy person to think about starting a real estate journey here...    

The downside I see with 1031ing is that it forces me to get into a relatively move-in ready property since I can't roll my equity into rehab.The upside for paying gains on my equity is that I have the flexibility to sit on the cash indefinitely while looking for a sweet deal, and could buy something that's needing some love, and have the cash to make it happen.A little about me and my goals:-My risk tolerance is about 5 or 6 out of 10.

Hey @Kelli Thomas, You are totally on the right track starting out with letters that are short and sweet.

Pretty sweet deal considering the lack of experience I had at the time and money.  

I'll try to keep this as short and sweet as I can.

However, my saving is essentially going to be the principal pay down on a monthly basis and hopefully end of 15 years, I will be in a sweet spot.