Thanks, Dave, is the cost basis equal to the date when I acquired the property (when I bought as primary) or FMV when the house moved from secondary to rental investment?

Has done 5 tours to date.

1) Is it the actual "closing date" of the new property that needs to be done in 180 days?

I was going to dedicate an hour of my daily prospecting to calling FSBO’s & Expireds in that market, then referring the business to one of the realtors I know in that market at a fee.

PS I had to put up the entire purchase price in CASH because that's what my contract said I was doing paying cash  into escrow on the close date and let it sit there their entire time.. and it was over 150k..

Buy a new stove and increase her rent to pay for the stove, you purchased. when her year date comes up just tell her the rent increase is due to maintaining the properties conditioning and amenities

When’s the Feb date?

It means 30 days, which could start or end on any date of the month.

It can just be a one pager stating the important facts "purchase price, deposit, close date, conditions, parties etc.." then where you get serious have a lawyer draft out an agreement.. 

One of the terms states "Quick Closing * – Buyer must be willing and able to execute assignment contract by set date" Not sure what this term is stating with "execute assigned contract" .