I source 1% Rule deals all the time ofr my client sin Memphis, TN! 

The cross reference the persons identity several ways, make them upload an ID.

Purchased off the MLS for $125,500.  3 units stacked on top of each other with identical floor plans: 3 bed / 1 bath 1300 sq ft each.  

From there you can cross check their identity on services like Spokeo.

There were 3 identical buildings next to each other that the seller owned for decades and all 3 went pending within a week just to give an idea of how competitive it was priced.

However creating a multi-member LLC taxed as a partnership changes the taxpayer identity and disqualifies the exchange.

In Chicago the worst building are the elevator high rises mostly owner occupants who pay huge HOA $600-1200 and still have barely any reserves for their size, they tend to be politically far left with anti landlord rules in their HOA docs and a very poorly run HOA.

Utah state law allows 60 days to protest the rule change and if 51% file a protest, the rules do not go into affect. 

Enforcement of rules/laws/policies is key.

Wondering if you have any general rules you abide by for estimating rehab costs without actually going to the property.