The location of your QI isn’t as important as their experience since everything is handled by phone and email.For cost, a typical 1031 exchange runs about $1,195, but as @Dave Foster mentioned, you can find a solid QI for under $1,000.

There is an offer to buy but if I include everything I've spent over the years, mortgage P&I, taxes, insurance, HOA, and recent repairs, I will just break even.

Once you get a basic understanding of the concepts, make sure you have a team who can support you and then hit the phones! 

So, I would be very conservative (for your standpoint) on the researched estimate.I would do what I suggested above, then if the tenant takes you to small claims court you explain to the judge the legislative time restrictions you were under in order to come up with an accurate repair expense.This is yet another example of how "tenant protection" laws, in practice, end up hurting the tenant in the end.

Once you get the right person on the phone, things will resolve.  

Because we are financing most of it, when there are repairs, how would you factor those costs into our son's ownership?

You only get one phone call from a "coach" who doesn't really answer any questions.3.

Hey Daniel, I got a good title company that pretty much only deals with investors and they have been doing a great job and always available to answer the phone and help out! 

When I spoke with BFI on the phone earlier this year, it seemed like they were concerned with licensees engaging in unsupervised activities like private and commercial lending.

I see your phone number listed in your response.