Locals referred to it as " Slide Hill " https://en.wikipedia.org/wiki/2014_Oso_landslide

For reference I am in the northeast.

Ask for references. 

But if the replacement property has less value in section 1245 items, you do have to compute the difference (which pretty much requires a cost seg study on the acquired property), and then you have 1245(b)(4) recapture on the difference.  

Still in the beginning stages, but will refer back as we move along.

Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

You have to find the right one by asking the right questions and getting references.  

When you say building a stable tenant base, that's referring to long term tenants that rent for 3-5 years vs maybe a 6 month or 1 year rental? 

Out of state owner looking to sell home in Mesquite, TX (near corner of Ripplewood Dr. and Salerno Dr. for reference) for higher price through creative finance. 

. 😢😢 I would say try not to squander your money on depreciating items though.