These niches mentioned have solid historical records of performance and good future prospects due to various demographic trends.  

The only advantage would be the Option Fee and the consistent income regardless of performance and not being responsible for maintenance costs.I think that you will have better luck finding motivated home owners who need some quick cash and will sign a lease with option to buy at a low enough price to put you in the middle.

. :)@C Bumby Yes I have a formal PM agreement and just as you anticipated, below is what's in the agreement:"(a) Manager shall exercise due care in the performance of its duties hereunder.

Do you have a task list?

Investing in notes you can get 8-12% on a performing and higher on non-performing.

Recent interpretations have specifically cited that the performance of 1031 will only shelter the closing entity and seller from repercussions in a  firpta withholding situation if the exchanger completes a simultaneous exchange or has received a certificate of withholding.  

This budget works depending on the area you are looking.If you don't like how your agent is performing, then get another one, but ask yourself are you being realistic in your search (An example would be looking for a duplex in Northern Liberties, or Point breeze with your budget and all your wish list items checked.

@Andrew Ware I honestly would prefer the idea of multifam but I figured that would be a very hard task given that I work 12 hour days at the moment.

@Christian Jones - Do you perform Phase 1 ESAs on residential properties or commercial?

The additional inspection was performed by an abatement expert and went towards the price of removing the asbestos.