Have a strong work ethic, smile at work, be willing to learn, if you simply do that you will be better than most!

But as a buyer... makes no sense to ask the LA to be your agent too...John McNellis essentially says it's not supposed to matter (according to their code of ethics), but human nature is human nature. 

So I would venture that all of your examples could very easily be demonstrated to be held with the intent of productive use whether or not they generate revenue quickly or consistently throughout the year.But the RV is another story - It's not real estate so it doesn't qualify for 1031 treatment (although I do love that idea if you'll forgive me. 

Or could they be bending the rules and putting in contracts on properties that they probably don't even know what it looks like; is that even allowed/ethical/legal?

I'm curious what kind of treatment I'll get when I give a single property to a PM. 

But it surprises me that a $700K structure placed permanently on a tract of land and used for productive purposes would not qualify for 1031 treatment. 

I am conflicted by what seems to be the ethical thing to do and what is legally in my right.

However if you go outside of city limits then the county has more lax requirements and they are subjective about what is an MHP versus what is not - sometimes it's 4 homes, sometimes more.Most water wells can support multiple homes, it's more about the treatment equipment sizing (e.g. chlorinators, filtration systems) and ability to keep up with demand, and also regulatory requirements of water testing once you have 15+ homes - it becomes an EPA thing instead of your state DEQ. 

.)- Termite treatment- 1 dysfunctional water heaterAccording to contractor bids, there is at least $45k worth of repairs. 

For example, management not treating tenants in an ethical way (not repairing air conditioning when they were supposed to, or not repairing plumbing or other major issues in a timely manner.)I've also heard some stories of success too, so I say be very cautious.