I have little confidence in turnkey providers, deals are already hard to come by, if they take another 20% cut before.. much better to buy a property from an owner that is in good condition.

After wanting them to sign something they never provided it! 

They're driving demand.Communities will use that tax revenue to increase the overall appeal by providing more services, improving infrastructure, etc. 

The loan is listed on the HUD and they provide lender's title insurance.   

Last but not least....A few members in replies have already mentioned why it makes sense to hold…….I very much appreciate ALL FEEDBACK, however I think it will be helpful to provide some added context as to why I am absolutely certain (and my CPA’s are convinced as well) on my decision to liquidate the entire portfolio and onceAs I educate clients on daily, income tax brackets as well as long term capital gain tax brackets in our country are more favorable right now than they've been at any point in the past 80 years.

I than let them know my top choices for PM/TP provider in that specific market, not just my own but whoever I see as current best, and what there rates are.     

I had a local bank provide a 1031 without fees. 

Sometimes making a smaller profit and providing value is far better than holding out for a bigger payday on a bad deal, I like that.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Thank you for taking the time to provide the details and the pro forma #'s.