@Shayla Fletcher I check all properties at http://maps.lsuagcenter.com/floodmaps/ If the flood hazard areas show in blue, (or sometimes grey on old black/white maps) that is the effective map that is used to determine flood insurance rates and whether or not flood insurance is required by lenders. 

Networking and cold calling are the most effective for lead gen.

I do have a couple of recommendations for you though; Ask the listing agent ' Is there anything aside from price that the seller would prefer to have in an offer,' such as Specific closing date, or a lease back so that they may find a replacement property, etc....I have found this to be a very effective way to extract some of the seller motivation.

Multiple marketing messages in one mail piece would increase effectiveness.  

I don't think my current method of paying my handyman an $85 trip charge is cost effective. 

I have several projects going on in Massachusetts and want to be able to design my own floor plans and 3D rendered walk-through. 

Your right it should have nothing to do with the 1031 but it it goes on the hud it is messy and easier for the service to claim you are receiving boot  A simple statement to that effect can go into the contract and the title company may even be willing to handle that part for you.Re: the excess funds- depending on valuations and any work needed on your replacement properties there may be a way to enfold that into improvements to tour replacements and still keep tax deferred status of that money

Our standard loan is a 5-month term which puts the effective rate at 6.25% - 7.5%.

A lousy design, sloppy bill of quantities, or cheap work will cost much much more in the long run than the imagined " saving " at the time of ordering the work.

The plan designs itself based on the financial profile of the market(s) you are investing in, matching the financial criteria your "financial goals" dictate.