I didn't realize you had to combine a 504 loan with a standard loan. 

You could structure each sale as a separate 1031 Exchange or you could structure them as one combined 1031 Exchange depending on the timing between the sale transactions. 

And to be honest my landlord is a terrible communicator and will rarely ever return my calls or even text or email me on concerns.

I am active in distressed REI and I also bike, but can't say that I have combined the two!

.- proximity to parks, groceries shopping- neighborhood profile, no matter how you look at it, tenants from different "asset classes" rarely ever mix themselves.- jobs are great, however, people are willing to commute, usually close to jobs means busy/noisy, apart from Milenials who love that social interaction, older families with kids may prefer a quiet "cul-de-sac" street where kids can play freely- proximity to certain negative aspects such as railroads, flood zonesOn the inventory level, I am monitoring the supply/demand of rentals in a certain area of interest.

Certainly to get the best cash flow and ROI combined you want to use conventional financing, with the low low rates now being offered.

I rarely call previous landlords.  

SFRs in class A neighborhoods rarely make profitable rentals.  

Because generally the policy of most small banks is: They do not allow your to exceed the 75% Combined Dept to Value ratio on any properties anytime they have a mortgage interest or collateral on.

The only problem with $10,000 foreclosure properties is they're in $10,000 neighborhoods.I will on rare occasions by a property like that, but I need to have the purchase and rehab complete for under 10,000, and be able to rent it for 550 or more.