Landlord pays for oil heat.

One would think that the market would be softening given the drop in oil prices but it's still a little early. 

If the deal is fair I wouldn't try to really low ball someone, but I would try to shave a few percent off at a minimum.You don't know how low they have the property and there might be a lot of margin for them to share with you.

Selling individually the 1031s will shave maybe 1% from the net price. 

I am currently a corporate accountant in the oil industry.

The Duplex is in an Oil city where a few months ago people were bidding up houses to be able to purchase now the market has slowed a little, but prices are still high, due to the low oil prices.

It's very hard to cash flow positively while living there since the Seattle market is more expensive, but to me if you can significantly shave off your living expenses compared to renting then that's a win !

For example - a tenant put a pan on the stove to cook some chicken with a bunch of oil in the pan, realized they forgot an ingredient and went to the store with the heat still on and the oiled up pan on the stove which caught fire and burned down the property.

I often found they were too lazy to look for things and would discover at times 5 containers of Cumin or 3 bottles of very expensive used once olive oils from the gourmet section of the grocery store.

Are you on hold right now in "wait and see" mode in regards to the oil spill, or are you going ahead with your offers on Fla. properties?