After that, the compounding effect put the later way ahead of the former.Permanent overfunded life insurance is a complex product, that need proper planing and a good execution.

I personally began on my own doing flips to gain experience, build capital, saved from my executive job for years, and slowly but surely growing my portfolio. 

I have learned that to successfully execute in real estate investing you have to find  off market or good deals and then  tailor your strategy to the best return on that property.

But you are right - If the burdens and benefits of ownership substantially transfer to the buyer the sale can be deemed to have happened upon execution of the contract rather than with deed passing.So, your 1031 can start with the signing of the contract and delivery of the down payment. 

Here are all of the items my attorney includes:Seller will complete the certified rent roll provided by Buyer to Buyer.Seller will deliver an Estoppel certificate provided by Buyer and completed by each tenant and signed by both tenant and by owner for each rental unit.Seller agrees that it shall not enter into any new Leases, modify any of the existing Leases or change monthly rents without the prior written approval of Buyer prior to closing.Seller shall provide full and complete copies of all written Leases to Buyer.Seller agrees to provide updated and unexpired Residential Occupancy Permits for all units to Buyer at time of closing.Seller will execute and provide written assignments of all leases to the current tenants at the time of closing.Seller will provide notice to current tenants as to the transfer of ownership any any security deposit to new owner.Seller will provide one year (previous 4 billing periods) of water/sewer bills to Buyer.Buyer will not be obligated to collect any rent due and owing by tenants prior to closing and Seller shall be obligated to credit all rent due to Buyer at closing regardless of whether collected by Seller at the time of closing.

Where you execute this strategy doesn’t matter as there are undervalued properties in most markets. 

It is up to you as the buyer to do your own due diligence to verify and also for you and your agent to negotiate contingencies into the sales contract for anything you want/need to verify after the contract is executed (signed). 

There is an additional trip charge of $50.00 for non-scheduled service calls.In signing this document I (we) agree upon and accept the above charges upon move-out or when necessary.Date Executed: _______________ Date Executed: ________________ Tenant Signature(s): Landlord or Property Manager Signature: ____________________________ ______________________________________________________________ Plumbing Replace kitchen faucet $150.00 Replace bathroom faucet $105.00 Replace faucet handle $20.00 Replace faucet aerator $10.50 Replace shower head $27.00 Replace toilet $175.00 Replace toilet seat $25.00 Locks Replace key (door or mailbox) $10.00 Replace cylindrical door lock $35.00 Replace deadbolt lock $25.00 Windows and Window Coverings Replace window pane (single) $75.00 Replace window pane (double) $125.00 Replace mini blind $20.00 Rescreen window screen $25.00 Replace window screen and frame $50.00 Miscellaneous Replace refrigerator shelf $35.00 Replace stove/oven knob $20.00 Replace plastic countertop $325.00 Replace mirror $55.00 Replace medicine cabinet $75.00 Replace towel bar $25.00 Replace shower curtain rod $25.00 Replace shower curtain & rings $18.00 Replace shower/tub enclosure $350.00 Replace thermostat $80.00 Replace fire extinguisher $35.00 Remove junk and debris (per area) $35.00 Replace smoke detector $40.00 Replace combo detector/alarm $50.00 Replace alarm battery (per battery) $3.00 Replace drop ceiling tile $10.00 Replace wireless doorbell $35.00 Replace portable window screen $15.00

Purchase price: $225,000 We rented the home for about 5 years, but in year 3 we took a lease option to purchase and executed the option close to year 5.

As a new investor/agent, it's always cool to hear other people's ideas and why they are executing the way they are.