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

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.

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!

As someone who used to provide housecleaning services on their own time, in addition to being an acquisition specialist, I'd say if she has written terms for that or a website or service page stating that to agree to pay her.

So multiple eyes and local expert providing local cost and input on lifespan.Here is an example that has a part that is more expensive in my market than other markets (unlike most parts that are the same everywhere, so in this case your cost should be significantly less due to both cheaper part and cheaper labor): $1600 40 gal water heater installed (this is good price for a plumber, a little high for a handyman) with expected life of 12 years (i have some that go 20 years and some that die in less that 10 years (mostly rheem die in less than 10 years), 12 years is fair life expectation

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.

You manage the headache of guests and communication, cleaning, etc. and he provides the property, but shares in the expenses and profits.

I think this will all start making more sense once you start analyzing deals and working with an agent that can provide some insight. 

There are some public sources (www.city-data.com) that can provide good baseline information.