I'm hoping that's not completely true.

If it means that you're not very good at conceptualizing what needs to be done, and how much it costs, you should have someone good assist you/do it for you, even if it means hiring someone (depending on the size of your business), because getting the math wrong will mean the difference between success and bankruptcy, and this is even more true the further down the ladder you go in terms of profit margins. 

Yeah its true.  

if your income is salary and your obligations on your credit report are black and white then 48% may be true (questions about black and white or salary?

Could it be to good to be true?

that's very true the time constraint on 1031's can be difficult that's why it's important sellers get assistance from experienced agents to facilitate the process.

I dont know much about Rome GA other than hearing its beautiful and wanting to visit it lol.

Welcome Erich..Beautiful town that you live in!

Is this too good to be true or should I pounce?

High cash flow markets tend to not appreciate as quickly (or at all), the opposite also tends to be true for low cash flow markets like the one you are in.