I’m not planning on any boot at all (beyond incidentals) but one of the two buildings I’ve got under contract turns out to have rather more significant issues than anticipated.As a result, I’m having to consider whether to proceed and deal with the unanticipated costs or back out and either identify a couple of potential replacements knowing that the identification period will close before I can fully vet them, or take the tax hit.At the moment, not a huge fan of the entire 1031 process.Thanks,Allen

If I am in your place, I will keep the options open and will look at both the south (Tacoma, Seatac,...) and the north (Everett, Marysville,...)I am not a big fan for OOS since we can still find good deals in our market and the appreciation is great. 

I still think it’s a great value.In regard to non paying tenants, it’s very rare, even in the current environment for tenants to be delinquent in the desirable areas of the city like south wedge, park ave, upper Monroe etcSo unless the proverbial crap really hits the fan I don’t see property owners in those areas needing to dump their assets.In regard to networking, check out FFREIA.

I am a fan of providing options for the tenants, such as "you can sign a 1-year lease at X, a 2-year lease at Y, or you can be MTM at Z" and making sure all of the terms make sense for me. 

I am a big fan of my accountant Jeffrey Stoller, also Ebere Okoye is also good with real estate. either should be easy to look up.

I went over at 7:00pm, in my Halloween costume and pulled the carpet, mopped the floor, got fans installed and apologized to the tenants.Another incident was when I received a phone call from one of my tenants letting me know that the SWAT Team had busted through the front door, hand cuffed everyone (I had an older couple living upstairs and 4 guys renting downstairs) and started a thorough search though the house.

In short, the spaces I previously used for most of the items you referenced.I know you're a fan of dotting "I"s and crossing"t"s, but these items are tucked fairly neatly and as far under the roof overhang as possible.

--fan moment)Fed is strongly signaling low interest rates for a while

I'm not a fan of debt either (except when they're giving it to you for 2-3% it's hard to resist). 

Exterior of the house- pressure wash- new mailbox- new address numbers- paint trim- paint siding- paint doors- paint security or storm doors- paint shutters- repair concrete around foundation- paint foundation around perimeter of house- new light fixture in front- new light fixture in back- replace all damaged/rotten wood/trim/siding around house- new double sided gate latch- repair fence around yard- replace any missing/broken tension pumps on storm/security doors- clean out storage room- repair and paint inside storage room- replace any missing/torn/damaged window screens- remove all stickers from all windowsMain Interior- paint all walls- paint trim and doors- paint ceilings and closets- install new blinds throughout- install new doorstops throughout- install new doorknobs throughout- replace broken light switch and outlet covers- replace missing/broken light bulbs- install new smoke detectors- install new fire extinguisher- install two new smoke detectors or as required per code- install new fire extinguisherDen- new ceiling fan with light- paint cabinets inside and out- new hardware on cabinetsKitchen- 2 new two-bulb brushed nickel light fixture(s)- paint cabinets inside and out- new hardware on cabinets- replace missing hardware on cabinets- install new countertops- new backsplash at stove opening- new vent-a-hood- remove old dishwasher- caulk sink, floor, counterLaundry Room- 1 new two-bulb brushed nickel light fixture(s)Hall Bathroom- paint cabinets inside and out- new shower head- new shower bar- new toilet seat- caulk toilet, sink, tub, floorMaster Bathroom- 2 new two-bulb brushed nickel light fixture(s)- paint cabinets inside and out- new hardware on cabinets- new shower head- new shower bar- new toilet seat- new toilet paper holder- caulk toilet, sink, tub, floorBedroom 1- 1 new two-bulb brushed nickel light fixture(s)Master Bedroom- new ceiling fan with lightBedroom 2- 1 new two-bulb brushed nickel light fixture(s)Hallway- 1 new two-bulb brushed nickel light fixture(s)Additional Items- rekey all locks- mow yard/landscaping- plumbing repairs as recommended by a licensed plumbing contractor- install new water heater- HVAC repairs as recommended by a licensed HVAC contractor- install new air handler- clean & service existing AC- electrical repairs as recommended by a licensed electrical contractor- install new carpet in: bedrooms- install new vinyl plank flooring in: kitchen;laundry;hallway;den- chemically clean roof- install new dishwasher- cleaning at completion of renovation