That immediate tax savings in the new property is better than the infinite tax deferral of the 1031 exchange.

- Unlikely $60/hour3) Even with all payroll taxes, insurance, etc., they are making a profit margin on that hourly charge.Another way PMCs usually make a markup on maintenance, is that they send you all invoices on their letterhead, or from a maintenance company they actually own.

This might make sense, but again, you are just deferring the taxes and now pushing tax from capital gains to ordinary income. 

Almost every REMIC is in violation of it's tax status.

Keep in mind taxes go up as do rents.

For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

Focus on cashflow and growth, earning money for more down payments on more properties.

@William TaylorMichigan has some of the most complicated property taxes in the USA.

Have you passed the tax assessment yet, or is this your first year of owning it?

I recommend that you look at Notice of Defaults, Vacants, Tax Liens or Probate.