None-the-less @Lisa Hill needs help clarifying/simplifying things, my guess is a 1031 will simply accommodate her needs given her expertise and investment amount. 

But if it's simply cash right now, I know in PA and I assume other states.. you can have an attorney do a title certificate.

I would take a price concession of half its replacement cost and be happy.Remember any negotiation here allows the seller to simply say no or even terminate and pursue another offer.

Examples: I take a refundable pet deposit instead of a non-refundable one or a monthly fee, I currently pay the whole water bill without taking money from tenants because the duplex is watered together (I will eventually get a separate meter but the outlay is more than I want to pay right now) assuming it doesn't get out of control, paid for the new doorknobs on the bedrooms because the tenants requested locks despite the lead tenant saying they would pay for it, planning to replace the microwave hood simply because it's louder than it should be though it still works, etc.I'm probably losing out on a minimum of $100 monthly.

A tax deduction is simply a discount on what you have to spend.

I interviewed with a KW brokerage near me and felt that they offered a great training program but it simply wouldn't work with my schedule. 

I'm not asking for free work, but simply a reliable contractor.

Therefore, simply quoting a general expense ratio is not the correct approach. 

I don't understand how some wholesalers can spend thousands on marketing, guru courses, etc. but won't simply get a real estate license. 

"offered to let me leverage his FHA"I am no legal expert, but this sounds like one of two things: 1) tip-toeing around the edges of mortgage fraud or 2) simply a bad idea.