If I am clear with people on what we're doing (plain language, simple numbers) is this enough to be non predatory?

So the risk of selling your old property and not finding a good replacement is mitigated.The trick to this process from a financing perspective is that the eat is buying the property with non-recourse funding provided and guaranteed by you which is then partially or fully paid off when you sell your old property.  

Taxes are also lost do to non occupancy or non paying resident immigrants who live here on a temporary visa. 

You should have been notified that the $100 is non-refundable credit check fee. 

I am seeking non-recourse bridge debt under a 1M and am finding that space quite a bit different than the 1-3M lending space.  

Multifamily housing is almost non-existant in Northern Virginia.

Just went to court for an eviction for non payment I learned the paperwork process myself and am representing myself this time.

Here are some examples of the more common types of permissible and non-permissible expenses when a 1031 Exchange is involved: Permissible Selling Expenses and Closing Costs: Owner's title insurance premiums Escrow agent, settlement agent or closing attorney fees Real estate broker's commissions Finder fees or referral fees 1031 Exchange Qualified Intermediary fees Documentary transfer taxes Recording or filing fees Attorney fees and costs related to the disposition or acquisitionTax advisor fees related to the disposition or acquisition Non-Permissible Operating Expenses, Financing and Closing Costs: Financing or lender costs such as loan fees, loan points, appraisal fees, mortgage insurance premiums, lender's title insurance policy premiums, and other loan processing fees and costs Prorated Property taxes Prorated rents Insurance premium payments Security deposits Payoff of credit card balances Repairs and/or maintenance costs

You will need to account for the rental licenses ($50 per unit) and the annual trash collect fee of $300.Also, you should run the numbers house hack vs. non house hack to get a good assessment of how the cash flow looks rental out all three vs renting out only two.

If I were you I would choose the 1st couple, but with non-refundable quarterly rent in advance to mitigate the risk.