I currently still work with her and have mastered my craft.

Unfortunately you need to consider all three of the above issues before you can craft the solution you're looking for.

I have been browsing markets from TX, OH, IN, TN, and MN.I am currently in theory crafting mode so I have been playing around with numbers and spreadsheets to get a better understanding of what I am getting myself into. 

I had tenants that were SUPER meticulous on move in inspection because they just came out of the college housing environment. 

All of these systems are producing better than forecasted, dirty or meticulously cared for, basically same end result.

It requires a certain amount of dedication to be meticulous and have a heart to share with others.

I tend to be a very analytical person and I made sure I was very meticulous when I inputed the values into the BiggerPockets calculators.

Once they know you're situation, they'll be able to help craft strategies to minimize your taxes.

I told them I had meticulous records of maintenance and could send them my roofer's report, but then they just told me the 90-year-old roof was at the end of it's useful life.I called the homeowner's that insured our primary home, a 1926 Craftsman bungalow also with a slate roof and explained my situation up front so I wouldn't have the same problem later. 

So if and when the time comes to sell that LLC would have to do the 1031 exchange and the members go along with it.I spose you could also simply form a JV where they brought in the land and you brought in the muscle but each retained control of their own assets and crafted a very strong JV agreement.