How much is that usually? 

My sale price quote (high end of retail values) to them is on day one of their rental and I usually stick with that.

Stay laser focused on the best deal available right now ( or continue to save - patience is usually rewarded in the real estate game and haste can be punished severely).1031 is for investment. 

Not usually because turnkey, by definition, has no value add.

My agent told me 2 bed 2 bath usually generate $1,000 rent, and 3 bed 2 bath 1500 sq generate $1,500 rent.

The note is usually just one page, but if the collateral is a lien on the property, probably a professional should do that. 

The vog (volcanic fog) here is worse than usual but the air quality according to the EPA fluctuates between "Good" and "Unhealthy" depending on the wind patterns. 

Residential lending options usually require you to purchase in your name.

That is worth more than the usual generic material on offer by 99% of the real estate coaches. 

The fee interest can usually be redeemed (purchased) by the lessee and when done the two interests are merged and the ground rent extinguished.