Even as such, given all of the activity Zillow shows with rental and sale prices, I would worry about the investment. - can you share your rental listing?

Not knowing who the person is and hiring them without seeing an active job or a job they have ever done 2.

Maybe if you can prove that you are actively trying to gain compliance, that will get you the much needed time to gather $, time to pull the permit and ppl to perform the work bc they will have a bit of mercy on you bc you are trying to do the right thing. 

Are you wanting to stay an active investor or get into some more passive investments?

Luke - as an active investor and Realtor in mid-sized NC cities, getting 5% with today's home prices and interest rates is impressive in areas that aren't D or even C class assets/areas.

Keep your name active and keep analyzing and looking for deals.

I did send a message through Instagram to Mindy, but I don't think she was active.

My other project years back was searching for active businesses to buy, at one time laundromats, many located downstairs in mixed use properties. 

You can use the 1031 to sell a larger unit that provides better cash flow while minimizing active management.You can either try to cluster those sales together so they close in a way that lets your replacement property be listed on each 45 day period and you close on it within 180 days of the first sale (the first exchange that will expire).Or you could do something like a reverse exchange where your Qi purchases the new property and holds it for you for up to 180 days while you sell all of your properties. 

Quote from @Robert Quiroz: Hello All,I will have around $1M in capital that I'm looking to generate 8-10% CoC returns for the purpose of replacing active income.