it definitely is....the LTVs and other ratios are more strict.

This is strictly for the real CASH buyers who have been begging to get some crazy equity deals before the holidays..

This deal calls strictly for a cash buyer looking for large upsides.No bank will loan on this property in it's current situation.I would agree that right now, you cant pay more than the price Jon suggested.I also just realized in my first evaluation that I did not subtract out the OE (oops).That would make your max price well below that figure.

In the past when I was strictly flipping properties that I had under option, I would generally shut down when the holiday season approached, around November 1st, and start marketing again toward the end of January.

Replaced pressure regulator by water meter ..problem solved (mosly)

., I certainly understand your frustration with the bureaucratic regulations of the 1031 exchange.  

You can always give up your license if you don't intend to benefit the company and strictly play the assignment game.

The best book will be your State's landlord tenant laws and regulations.

Does anyone know how Realtyshares.com gets around these regulations?

Regarding legal issues about wholesaling, I can point you to another BiggerPockets post pointing to a Blog by highly respected attorney Jeff Watson, who speaks with two members of the Ohio State Board of Commerce - Real Estate Division where the regulators clearly state what is and what isn't legal regarding Wholesaling. https://www.biggerpockets.com/forums/93/topics/193865-videos-of-jeff-watson-and-ohio-regulators-speaking-about-wholesaling