>The likely rent I'd get in this area will cover half my mortgage payments at the momentI have done all of my brrrr in different market and I have the same issue that after a refi to extract the value add, my high LTV property at current rates is large cash flow negative (not as large as only covering 50% of the mortgage).  

On market, $6,000 over ask offer and waived inspections due to the pristine condition of the building and garage.

What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

Buy low sell high..

What are some considerations in finding a provider that offers checkbook control?

It's crucial to consult with professionals experienced in 1031 exchanges and partnership dissolutions to ensure compliance and optimize tax deferral.Given the complexities, seeking personalized advice from a tax advisor or attorney is highly recommended.

I haven’t received the quote back for this place yet, but other similar properties we offered on were in the $4k/year range for insurance.

That is often a matter of opinion and will depend on the attitude of your municipality.Most municipalities do not require neighborhood approval, but will offer the public opportunities to provide input which will be considered.

If you get in with a locked in company that's in it for the long haul, your success and being taken care of are gonna be pretty high. 

In a climate like this with high rates, probably better to use a Heloc so you keep the lower rate of your 1st lien.