One of the reasons BRRRR can be great is you generally already replace big ticket items like that at the start.Vacancy is heavily dependent on management and your area, but 5%-10% is common.

If you lack money, make sure to invest heavily in your education and 10X your effort.

I'd lean heavily towards the reverse option, but for the need for hard money lending plus 10k +/- in fees for the reverse 1031, (which together seem like they would eat up a good deal of the money you're saving through doing the exchange). 

Up to this point, I haven't heavily pursued additional investor business because of a possibly ill-fated sense of loyalty. 

I think it also depends heavily on what type of investing you are doing and how broad your network is.

I think your decision to keep it or not should heavily rely on the market you are in.

I would be VERY cautious when purchasing anything where you are heavily relying on the oil worker population. 

I am a Police Officer who is heavily invested in the community.

I've already recommended the site to other investors - one of which has "invested" heavily in training from one of your "guru" buddies.

Well..... you can follow the exact advice of your local RE attorney.... as much as it may suck...or you can listen to the belligerent RE agent on BP that is apparently an expert on "reading between the lines" on BP posts and thinks you are a slumlord.I'm going to listen  to the attorney.... but thats just me....go figure....listen to a local law expert or some BP "expert"Sounds like you have done your due diligences on trying to insure the issues are fixed, so make sure that is all heavily documented.