You have tried the basic steps that make sense.The best solution is re-route the water lines through a heated space.

Drop-and-swap can work, but it’s one of those strategies where execution and timing really matter, and it’s not something I’d treat as a default solution—especially for a first 1031.A few high-level points I’ve seen in practice (not tax advice):The IRS scrutiny risk usually comes down to holding period and intent.

It's helpful to work with a mortgage broker as these programs are not advertised directly to the public the way conventional loan programs and mortgage brokers can help investors save money on rates, fees and help find solutions that maximize cash flow and profit. 

They will eventually contact the lender and tell them they have sold the property, which effectively puts you in a dangerous position with the Due on Sale clause of the mortgage.There is a "guru" out there who doesn't mention this and when it's brought up misrepresents the solution.

Software can pull the data, but you still need to understand WHY certain comps are higher or lower.

I’ve successfully built a stack that automates the intake and skip-tracing process for approximately $0.15–$0.30 per lead (API costs only).The Strategic Flow:Data Integrity: Using Google Address Autocomplete to ensure zero-error data entry from the start.Instant Valuation: Pulling real-time market data to provide the seller with a custom offer range immediately.Automated Skip Tracing: The system automatically pulls legal owner names, mobile numbers, and emails the second the form is submitted.Remote Management: I manage the entire logic (margins, repair costs, SMS triggers) through a Slack/Telegram integration so I don't need a heavy CRM.I’m currently running this through a Google Sheets backend to keep the tech stack lightweight.I’m curious to hear from the veterans here—at what volume does it make sense to move away from 'all-in-one' platforms and into custom API-driven automation?

Understand that there are 3 main types of posters here:1) Vendors looking to trade helpful info to sell you something2) nonVendors with limited experience that think they know what they are doing3) nonVendors with lots of experience that have good info to shareYou should be careful of all of them as the #1 mistake they make is often trying to "fit a square peg into a round hole" - what worked for them/client may not be the best solution for you.Many will also often make broad statements that are worthless.Welcome aboard and good luck!

@Jeremy Belandi completely agree with you , the biggest challenge in markets now is not closing deals but to get high quality prequalified consistent leads , and that's my main focus right now , building an entire system not only for lead generation (which you can get online easily even for cheap) but an entire system proven to guarantee good amount of prequalified leads combine cold calling with List pulling, dialer setup, skip tracing, SMS outreach , with trained enough team you can make sure the leads are mostly off market , sellers interested to sell , Asking price is lower than market price , Motivation ,Condition . 

Just pulled up your report and this is a solid BRRRR setup on paper.

Solution:  Property Owners can add a clause in those Seller Representation Agreements  that says if an agent does not return calls within a certain time frame or if its determined the agent does not act in professional manner that is immediate cause for contract termination without Seller interference penalties.