While it's nice that being a CPA provides instant credibility, credentials can only get someone so far.

The seller must think he is sitting on a really hot property, or the buyer is asking for too long of a DD period.

You should check with your 1031 provider quickly.

They gave me decent terms on financing the rental and providing rehab funds but it did not make sense with me being so close to finished. 

We self manage our properties, but we provide maintenance work for others rentals and pretty much all the property managers around here are mediocre. 

For many years I was contacted by the housing office to provide input of my rents, both Section 8 and market rented units and participated in their annual surveys. 

They should be able to provide a market rent range.  

@Vina Merrill,I don't have much intel on Knoxville, but I’m active as an investor, turnkey provider, and builder in Chattanooga.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

Mission KS is a hot area in the metro, not surprised it sold fast