So, yes, I can use an sfr sale and adjust it to the Subject, if I absolutely feel a need to.

I feel as if I have too much debt compared to my income to ever be able to get another loan for the next property.

From my phone conversations, his videos, and emails I feel very comfortable with David,   I also like his approach to the rehab or fix up of properties   That is, he doesn't just rip and replace , he evaluates what is good and works with it to suit the market he is working in. 

If they need help, feel free to reach out! 

There seems to be a lot of rental competition already in areas like Marietta for example, so I can understand why they would mention these areas feeling saturated.

At a certain point, the concept of reciprocity will kick in and they will feel a need to help you.

2- If I employ a full-service property manager to handle tasks such as cleaning, maintenance, booking, and guest communication, while I focus on business aspects like property search, renovation, decoration, bookkeeping, and supply procurement, would this still qualify as material participation or could it pose a risk?

Do you feel your association is adequately prepared? 

The street it’s on is clean and nice, but there are some run-down, overgrown homes & lots nearby, there’s also a new $1 million home that’s the only one of its kind (and been on the market for 18 months).

Fix n flips and new construction where your intent is primarily to resell do not qualify for 1031 treatment.There is no statutory holding period although most folks feel that anything more than a year is perfectly fine.