Given up an even lower price at 6k.  

It's always a good idea to speak with a financial advisor or real estate professional to get a better understanding of your options

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Cross reference with employers with higher education off linkedin (use an API), and see if there's a correlation between housing prices in districts which are being gentrified, school ratings over that time period, and housing prices (in fact maybe there's another correlation between if these employers work for recently IPO'd companies and are exercising fresh options to purchase real estate).

Try to narrow down your options to the top 3-4.

But the real value a 1031 intermediary brings goes way beyond simple document prep which is what the lower cost internet sources offer. 

I recently came across this "FHA construction to permanent Loan" option which seems almost too good to be true, so I wanted to get some input on how this works and where I might be able to find a lender.

Can bonus depreciation be aggregated such that it makes sense to buy multiple lower priced properties with lower NOIs, rather than one most costly property with a higher NOI, and then improve all of them significantly thereby creating significant net losses on each property that we can aggregate together to get the maximum bonus depreciation on each property and larger deductible net losses to offset our LLP income? 

Options? 

I'd rather have great tenants at a slightly lower rate then take a risk on folks that don't mind paying maximum rent but I have to keep being stressed about.