If they are not okay with that, either find someone who is or hire a runner that can take care of emergencies.  

We hired an attorney and paid another $5,000 for legal advice.

These people are hiring out of country kids by paying $3 per hour  to do the marketing and pocketing all the money they charge us. 

Everything else the same, You need to hire a PM Co, until you learn more.

(Most notably, they've gotten REPS aggregation all mixed up in the past.)Based on the regs seems that:- 1245 ordinary income recapture applies to some forms of property that qualify as "real estate" for 1031 exchange purposes- 1245 recapture on such "real estate" overrides 1031 deferral such that 1245 depreciation is recaptured to the extent there's a trade down in 1245 property in the exchange@Heidi Kenefick There are many additional mitigating considerations worth discussing in conjunction a real estate tax accountant.    

And we keep hiring sock-puppet morons to run this lunny-bin we call "merica".....

@Jamaal Smith I would find out how much it costs to hire someone and do that.

Maybe do a bit of rehab and increase rents, divide by cap and you see how much value you add to your property's "ARV". example4 units - $1000/unitARV $500klight rehab brings $1200/unit$200*4*12 = $9600 / let's say 8 cap = $120k additional property value ARV $500k -> $620kAdd appreciation, gentrification, more depreciation, refi.BTW a LLC is like $300 if you do it yourself or $500-600 if you hire a lawyer. $700-ish out of state.

"Hire fast Fire faster"     Although I assume you mean how much to clean the property the first time?

Hey Tucker, I would say hiring a local property manager is a game-changer for out of state investments.