The builder has corrected grading issues twice before where there was standing water in my backyard, but it looks like the issue was never resolved.

If you buy in the best locations, you will never have to worry about your house being vacant.

We see CRTs as an end game for some investors who have already competed one or several 1031s. 

Got it, thanks — so in technical terms, the closing costs are deducted from gains on Schedule D, but since the difference is below the Section 121 threshold, Schedule D essentially ends up at $0 (as opposed to some negative/deductible amount).

I have never dealt with a hard money lender before.

I would never buy a property I wasn't comfortable driving to.

It can be a great tool to get an idea but should not be the end all be all. 

I can't tell you how many people I talk to that get stuck in the analysis paralysis stage, and never end up buying a rental. 

Never been in one nor complained.

Are you folks talking about a Ground Lease which gives you long term use and control of the land,etc. but it’s never yours unless you contract to buy it.