That is gambling.

The other issue with this potential deal is finding money and or a partner to go in on this deal but before starting to find funding, I want to be sure that I understand the numbers well enough and have an accurate model.I know I am making a mistake somewhere however I do not know what I am missing, any feedback on items to take a look at is greatly appreciated.

Make sure you are honest & accurate when you do your taxes, and you won't have a problem, assuming of course your target price point is reasonable given your income level and ability to make payments. 

Dave, I'm asking here because my preference for a multitude of reasons is to file on my own, obviously :) and I accurately described my situation in my query, but if anyone who can help me needs further information, I'm happy to provide it as well. 

Should they be accurate, I believe that anything above 3% is a good deal)Property's Rent Value Appreciation Rate: ≥ 1.5% (I used the same method as above but more rent-oriented)CoCROI: ≥ 7%INCOME:Monthly Rent - I look into what the median rent price is within a 1-mile radius using a few resources like Zillow.com, Rentometer, Craigslist, etc.

Well technically you can...but it wouldnt be accurate.

Is this worth the gamble/risk?

@Riley Jordan,  You'r 1031 QI may not have given you completely accurate information. 

Good attorneys have more work then they can ever complete, so most of them would prefer going after the investor who owns a few properties in their personal name rather than gambling on a lawsuit against entities that look well structured and probably well protected - that is bad business for attorneys since they want easy wins or their own record.Just some thoughts.

I'd make sure you were crystal clear on the financials - ACCURATE ones, including rent rolls (we've seen incredible disparity in rent rolls in facility after facility) - and if the opportunity exists for seller financing, that is a fantastic way to sweeten the deal for you.