I found it rarely easy to build rapport with sellers and get on their level.Something that surprised me?

Are you investing for cash flow, appreciation, or a combination of the two?

My offer only considered as back-up.My broker told me its very rare in the area of property # 2-4 to have cash buyers, so he suspects its the same cash back-up buyer on #3 who offered on #4, maybe to do a 1031 exchange.

@Will R. are you interested in potentially moving into the property one day?

I like realtor because it's free and interactive, but it rarely shows factors like rent price, cap rate, etc.

I have yet to find a source that allows for a higher combined LTV with the seller carrying a 2nd where the rate/terms actually make sense to take that on.

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!