We also do have fairly strong diversification.. state capitol, bridgestone, nissan HQ and factory, GM factory, LG washing machines, AO Smith water heaters, Beretta, 2 Amazon warehouses, cracker barrel, dollar general, tractor supply, shoneys, as well as a ton of regional offices for all kinds of companies.

Your deal had what is called a Final Walkthrough right before settlement, where you walk through and confirm the house is how you agreed in the Agreement of Sale (AOS) - this includes the sellers being out.Certainly don't turn utilities off or take doors off hinges.

Custom French drain system gravity feed by the gutters and diverts to drain out at the front covert of the property. new driveway with new covert drain pipe (should have been done by the city but thats another story) New AO smith energy efficient hot water heater, complete new plumbing through out the house, new shut off valves in all bathrooms, New specially designed toilets (Love these toilets!!

Not seeing great reviews on AO Smith (Lowes), Rheem (Home Depot + a knock off at Menards).

The superior benefits of title insurance were recognized, and AOs and abstracts fell by the wayside. 

One location is AO, the other is Light Industrial.

Or would I take that AOS to a 1031 intermediary once completed?

We are in a hyper competitive market as well (10-20 offers are normal) and still manage to get AO's - 4 last weekend, 17 total in March - without handing over the bank.There are two issues with appraisals, one is that comps used today were sold in last year's (off season) fall market, and second - they are somewhat subjective.

I turned in my AO policies to an AM agent in town and they couldn't beat it.

I’m looking to network with contacts who might have these of records for: tax delinquencies, past due water, pre foreclosure, vacant/ AO.. etc.