My plan A for my folks will always be to hire a 3rd party, but having done this for a very long time, I know I will come across those that want to be at least a little more hands on and I want them to have an option.Thanks in advance for any suggestions.Cheers,Robert

There are no 3rd party property managers that are going to reply after business hours.

I've been told the hard part is finding a builder who's willing to build without me paying a large percentage upfront.

Loud parties after hours, smoke smells between units, roaches coming from the neighbors, and aggressive dogs. 

If there are more people living there, Make them do applications with background checks and add them to the lease for responsible parties. 4.

I would never loan my money the way you see it done with the Brokers.. they rely on 3 party appraisals and credit reports they Never or basically never even meet their client to eye ball them..

If you're up to the task, listing on Zillow or Redfin will be your best bet.There are numerous studies that show listing on the MLS will not only get you more net proceeds but also eliminate the liability from you as the owner by using a third party to sell the property.

If they need help on that part I can help, we have a huge network of buyers that look to buy paper on a constant bases. 

Instead I would look at creating an amendment to the current lease the changes the responsible party to the new tenant and the new tenant just takes over the current lease.

Any way  so in a short hand way I agree with you on stopping to smell the roses when your young enough to do it.. but many simply dont have those choices they choose a job that they must keep at until they can retire and maybe  a week vacation to Hawaii or go party at Vegas is some highlights.