I require my tenants to buy and maintain Renters Insurance with $300,000 in liability coverage. 

I'd make it clear to her that you appreciate the relationship and would like to maintain that relationship in the event you will buy or sell again, however you'd like to hire someone with expertise specifically in property management to manage the rental.

Hi William.I maintain a Lowes Pro card that I use every time I make purchases either online or at the store.

The reason those locks charge monthly is because there's an ongoing upkeep cost to maintain the software and communications network that are essential to being able to program the lock remotely.  

Coordinating contractors and maintaining the project schedule were key hurdles.

If my assumptions in question G above are correct, I would try to create a structure or scenario where I can maintain the 1031 replacement property as a rental and leverage its value or equity to be able to get a primary residence property.

It’s  not in a visually bad condition - foundations etc are good based on the report - just hasn’t been maintained too well - it’s a large custom home built in 2003 and single story and the agent kept persuading us it’s worth that much.

When you don't charge market rates, you can't afford to maintain your property or afford costly turnovers.

Coordinating contractors and maintaining the project schedule were key hurdles.

Thus, you pay no taxes, get to access the equity locked in the property, and maintain ownership of the property such that 15 years from now you can do it all over again.