But I've long since learned that I don't know enough about 1031 Exchanges to give solid advice. 

We wasted about 3 months finding and vetting our new contractor & getting a great architect for the major structural changes.Was this process a trial by fire?

Door knocking - they have to be home and receptive to listening to you so if either scenario doesn't take place, you have wasted your time.

Did you ever think that the seller was mad because you were wasting his time and possibly he could of been losing out a deal he could of had going which you spoiled or made him look unprofessional by your delayed closing?  

Once you pick a state / city you can start diving into towns and suburbs to see where the better school systems are and better places to live or where you feel a solid investment can be made. 

Geeze, get a current survey then, this is all just wasted effort.

It sounds like you have a solid plan to build your portfolio, and I'm sure your experience with property management has been a great asset to your investing career. 

Commercial only interests me as there are certain areas in Utah where the business environment is continuing to see solid growth

Thanks @Jack Bobeck   Hindsight is a beautiful thing. it is well known that JAX in general had solid growth in the last few years. 

When I run the #'s at asking price (which I think I can get for less), with 6% vacancy, 15% Maintenance & Cap Ex, & 9% Management fee (of which I plan on managing myself), I'm still cash flowing around $700 per month.With a nicely maintained bldg on a quieter street near Cherokee st, all the larger building systems updated, 2 solid long term tenants, and a good monthly cash flow  makes this a very tempting purchase for my first property.