.- On the unexpected bummer: I had the misfortune of inheriting Boston flood zone updated maps, causing the entire Port Norfolk area to be at "risk".

Seems to me this is more of a ploy to curry favor with a protectionist administration and a powerful congressman rather than an economically-driven investment.  

Costs:loan: $3100Tax: $800Insurance:  ~$150Cap expense: 3 * $250 = $750Maintenance: $250Vacancy: 5% of $2000 * 3 = $300 (this is very conservative compared to what I actually have)Misc: $100 (this unit does not require a gardener but I am unsure of how laundry room is powered and other utilities)Total: $5400Rents: $6KLaundry room: $150Total: $6.15KSelf managed cash flow: $750Note with property management at 10% it would be virtually cash neutral ($150 positive cash flow).Note I have less than 5% vacancy. 

The first thing they need to do is figure out wireless power, and finally get rid of all of those pesky outlets.

If you have to unexpectedly sell sooner it's going to be more attractive to an investor to have tenant paid utilities.

It's not like the market did something unexpected in those 11 months you held onto the property. 

And you're talking of tying up all your borrowing power for another 10-15 years - BEFORE you start receiving that 5.5% return?

First you need for someone to have the legal power to sell it, which likely involves probate.  

Developers decades and decades ago water was very cheap so developers did not want to spend the cost to separate versus power and gas.

But if the rest of the plan is solid the 1031 exchange will allow you to harness the power of compound interest from the deferred taxes.