I see two separate issues.1.

I'll wrap this post by pinging two other Japan-based American investors for their thoughts (until they actually tell me to stop doing this): @Steven E.

Since the repairs were two owners ago, I would think the town may be a little more lenient with you.With the new kitchen and bathroom, were they existing and just got renovated or were they added on?

I still have it in the back of my mind as a way to turn sweat equity and one down payment into two. 

If less than two years, cost seg probably isn't a good route.

Also, the whole point of hiring a PM is to handle tenant, maintenance, and rent collection, so if your partner isn’t actively managing but just supervising the PM, IMO not worth having a two people essentially looking over the same tasks.Contributing financially for one person and the other having no financial stake raises decision making questions, such as when to sell, how profits will be distributed, etc.

In 2024 we bought two homes - a duplex rental in Utah and a primary residence in Santa Cruz County, California.

Only two were good.

I have a two questions with regards to a 1031 exchangeThe first one is if I were to sell a property for 500,000 its paid off can I buy 3 new properties that cost 200 thousand each or does it need to be one property greater than 500,000?   

The IRS is very clear about the distinction between the two scenarios.  1099 subcontractors provide their own tools, set their own schedules are not directed by the hour.