@Mike Miller often times in order to 1031 into someone's deal (as opposed to 1031ing from one of their deals that you've invested in to another), they will require higher amounts of capital to make it worth the additional efforts.

We are still growing in our area but if that stagnates I am not opposed to long-distance relationships if needed.

I prefer first-timers to get something safe and stable with a solid return, as opposed to a risky high-cash flow "deal", ESPECIALLY if it needs repairs and you aren't local or experienced in those items.

A newer agent is more likely to work out details to do what's best for you, the client, as opposed to an agent that does 10000 deals a year and may consider you a number.There are certainly examples of people looking for agents in which I think a more experienced agent will have more benefits than a newer agent for the client, but if you have a growth mindset and consider the fact you want a relationship for years and years, I would explore a newer agent this time.

I'm not opposed to selling if the situation calls for it but the plan is to buy and hold. 

@Drew Sygit yeah good points, I’m not opposed to getting him out, it’s the tactful way of doing so to where I don’t have a situation like you described that I’m having a hard time coming up with

Land buyers have less of a sense of urgency, as opposed to flippers who usually need to keep their pipeline full and crew busy.

What I am trying to find out is if HUD, being a government entity that is designed to assist those who cannot afford to own through private sector financing, is in the habit of foreclosing as opposed to just writing off the losses.Thanks again for your response.

I would pay myself in equity as opposed to market rate GC rates. 

That way you are keeping the debt on the rentals as opposed to the primary home.