https://www.narpm.org/find/property-managersThese are more professional and educated PM's with higher standards of Ethics

Yes, if you sell after owning it for a year and your intent was to hold you will get capital gains treatment rather than ordinary income. 

I reckon the best ethical compromise is to buy a quadplex; live in one and rent out the rest!

I obviously would like for the current tenants to remain, but also make the new tenants feel they are receiving equal treatment.

I had to do monthly treatments for 6 months from a professional exterminator before they were gone.

If the expectation is to resolve the sewer backup, it is an emergency call as no tenant can use toilets and kitchen the rotor rooter treatment should be an overnight thing.   

I do have huge respect for the ethical contractors who work hard and take it through. 

We would then rent a new space in the same park as our current main office for about 10k a month and have that be our main office.Assuming both situations work just as well for the company as far as patient treatment and meet all other needs, which would be the best move financially moving forward for my partner and I? 

What would be a reasonable discount request on a property looking at structural foundation repairs to include some re-grading to prevent repeat issues, potential mold treatment, window replacement (total 20 windows).I believe in being fair to both seller and myself and I keep hearing and reading (as I went online and started researching this as I wait to get inspection report), I keep hearing that in this market most homes will have some kind of foundation issues and that should not be a deal breaker.What other advice would you give.I do like the home, it has great curb appeal, but I believe in the say, “A home without a foundation is not a home”, so I do want to be careful not to be taking on a home that will leave me stuck with a hefty bill.I plan on continuing to do my research throughout the day as we wait on the inspection report and will eagerly also await any comments that group members can offer to help me make my decision before 12midnight tonight.I hate to lose this home, but I also hate to take a risk that may leave me with a hefty bill down the line.Any comments will be appreciated, good, bad, ugly…… brutal honesty, I will take it all with gratitude.Thanks.

@Patrick Murphy, A REIT is not eligible for 1031 treatment because when you buy a REIT you are buying a security and not the underlying real asset.