You want a product as food or better than the homes you are using as comparables.Without seeing your project I'd be very tempted to gut the exterior walls at least so I could insulate.

Your observation that that specific TKP is niche is probably correct.  

., Unfortunately, the 1031 regs are very specific.  

Replace the specifics as appropriate.

Lease documents in order.. and policy, house rules written in place..now is the time to have it all set so you don't have to add amendments later.When posting your ad be specific,, not vague,, if you only want 1 person,, then list 1 br apartment occupancy limit 1 person,, list your rent criteria.. this is pre screening your tenant, and go over it again when they set an appointment up so your not wasting your time.. 

I'm asking specifically for land lords that are only late on taxes but not in foreclosure yet.  

My hope on this specific condex was that I could rent the first unit (questionable if it is "liveable" though it is owner occupied now - he's in preforeclosure) to cover the mortgage, while fixing the back unit.

But these rules are specific state to state and sometimes even county to county.  

I know it's area specific, but does $5K to re-do flooring for a 1,500 sq. ft. house seem reasonable? 

I've chosen one specific domain to play within (MF apts) and 2 main markets, but can't seem to bridge the gaps to close a sale.