Getting an assignment of the SBA mortgage and foreclosing it yourself takes a little longer, but can be considerably cheaper.Just be careful the property is not a foreclosure exempt homestead residence -a large portion of which is exempt from foreclosure.  

I've considered a mobile home or possibly a couple of them but then it calls into question which portion of the renting population that I'd be attracting.

Any portion of such payment remaining after the end of the lease term, and any extension and renewals thereto which has not been applied to Tenant’s rental payment shall be renamed to Tenants within thirty days after Tenant surrenders possession of the demised premises, provided Tenants has complied with the covenants, terms, and conditions of the Lease.

Considering the property and all appliances, etc are brand new, does it make sense to include $183/month for Capex in the operating expenses portion of my cash flow projection?

After you get your initial investment back or at least a good portion of it, you find another property and do it all over again.Disclaimer: there is soooo much more to it than what I listed above, that is only a very high-level overview.

Very commonWriting off everything to save 25% on a portion of taxable income SOUNDS good, but then you can't get any lending to grow. whats' the DTI?

I could rent the larger portion for $2500 compared to comps.

only one partner in the TIC 1031 exchanges their portion, while the other partner wishes to take profits on their portion.It's a 50% 50% Tenant in common partnershipThanks

The garage portion of the one bedroom could eventually be converted into a studio and be rented for $500 or so.

You are not requesting "repairs" in breach of the as-is portion of the contract, you are requesting "clear title" which repairs happen to be required in order to get clear title.