What I've found to be the best buy and hold opportunities in this area (New Hanover, Brunswick, surrounding areas) are the "ugly" properties with a lot of deferred maintenance. 

@Alexander JenkinsAlex - when I am analyzing a property I request a t12, rent roll and deferred maintenance list.

I am an agent in North-East Georgia and I have an off market apartment complex that a colleague of mine is trying to sell. I have a few interested buyers and the owner sent me the info about the property (rent roll, p...

Being over-leveraged presents a number of challenges, @James Baker.

The good news is that the tax on it is deferred by the 1031 exchange. 

Just don't count on it being a viable option.Lastly, taxes aren't avoided, they're deferred.

@Joel OwensObviously, the OP and other posters missed your point completely.They think there’s a formula to follow and in 3 months of following said formula they’ll have a list of well financed, eager, experienced, quick decision making investors who trust their judgement and will automatically be interested in any deal they present them with.I do have such investors.

The leases we draw up have a clause that states that anyone who has been present in the property for 14 days consecutively during the lease is an unlawful occupant. 

Just thought I'd ask the collective genius that is present here if you had any suggestions.    

Explain your deal, it seems like you are a partner, but there is absolutely nothing good about what you presented.