What price do you put on improving people's lives?

Often Rehabbers & Wholesalaers will use the 70% Rule (quick analysis) to quickly evaluate a deal and then use the Max Purchase Price Formula (detailed analysis) to perform a more accurate calculation before they get the property under contract.

And charge $500 for early termination fee's with no mention of recourse on lack/no-performance on their part?

It took me straight there so couldn't copy the link to post here.Make sure you're  not doing a residential or improved property PSA.

For the property . you sold you'll need the Date of acquisition, basis, capital improvements, and depreciation schedule to determine your adjusted cost basis. 

Once complete that property would now be worth the price of acquisition plus the improvements so all of the original house, land, and new house could qualify for the 1031 exchange.

I will also indicate that due to this additional cost that we are going to have to defer  some improvements  due to this expense.

However, it also depends what exactly those expenses are, e.g. unnecessary payroll would be something you should be able to correct (and if you lower it, you increase the value of the Facility); high flood insurance or excessive property taxes are what they are and typically cannot be reduced, very well throwing off the "industry standard".Typically we recommend buying a Facility as it is currently performing (past 12 months) and use a pro forma only for where you can realistically take it. 

In PA, they CAN reassess if you do over $2500 of improvements in a year.

So to perform Property Management a Broker must be involved.