i understand the ins and out of free and clear wholesaling with the contract. is there a sub-to contract for assignment or is it terms you specify on the standard contract?

Typical, standard system with good soil perk rate is around 20k You need to have a septic designer tell you what’s up.

Here is how my management services agreement is structured: 1) Define terms ("manager", "properties", "portfolio", etc)2) Term length3) Authority of Manager- specifically spells out what the manager can do on behalf of owner (and exclusivity)4) Responsibilities of Manager5) Responsibilities of Owner6) Property Maintenance (spending limits and expectations)7) Compensation (spells out ALL fees that I would ever charge an owner)8) Liability and Indemnification (protective of Manager which is industry standard at least in my region)9) Insurance requirements for owner10) Leasing (how manager will acquire tenants, non-discrimination)11) Termination (notice requirements, etc)12) Legal stuff (choice of law, merger clause, notice, etc)Hope this is helpful I can expand on these if you're interested more

The apartment is in good condition, with wooden floors and a standard kitchen.

Otherwise, your sale is no longer deemed a 1031 and you will be taxed as a standard sale.3.)

q=rubs+vs+submetering+site:www.biggerpockets.com&sa=X&ved=2ahUKEwi5nsvM-KHnAhU5AZ0JHR-ZAiIQrQIoBDACegQIBBAN&biw=1280&bih=637Might be 10-15 recent threads with standard information on this. 

How far below market are rents and what would it take ($$$) to get the property up to standards to command market rents?

A lot of renters prefer actual apt buildings because they offer more features and are new compared to most standard multi-fam homes.

@Scott Sambrook conventional (Fannie/Freddie) underwriting standards only require 6 months' seasoning before a new appraisal can be used to determine the value of a property for refinance purposes, but in my experience most lenders still want to see 12 months of ownership before they'll play along with that.

You will need anywhere from 20-30% downpayment for a standard construction loan.