Second part - I relocated from NJ where my current property is performing very well - almost 2% and I love the property management company that I am working with. 

Like inspections bring out any issues on the property, speaking to tenants (especially for commercial retail) brings out anything that may adversely impact performance post-acquisition

We already own a high performing student rental in Windsor, ON which is cash-flowing $1,300/month pre-capex/vacancy reserves.

As a house flipper myself I would go look with a fine tooth comb, perform my due diligence and ask him to complete a property disclosure in it.

For those who invest in commercial real estate, there is high rental performance deterioration in several classes:  Hotels, Senior Living and Retail. 

As mentioned, considering the overall poor performance I received when using a 3rd party manager, I can agree that this is not an industry of you get what you pay for.  

When performing a 1031 exchange a seller can sell multiple properties in a single exchange, and exchange them into a single replacement property that is like-kind of equal or greater value.

She was in pre-foreclosure and my pitch to the bank was to avoid the lengthy, and costly foreclosure process  by letting me get the note back to performing. 

Each property should have its own P & L so you can manage individual performance.

Meaning, every two or more years strategically move into a home you have owned for some time which has a large amount of equity and maybe not been a great rental performer with the sole purpose of selling and protecting the capital gains from taxes.