We are not currently offering PM services to other land lords in the market, but I think that the market is ripe to disrupt this space as there are very few seasoned operators that are set up for out of state investor's to actually hit pro forma rents and expenses.

Can I sell that rental and 1031 the proceeds into THIS house, get myself out and a renter in... classify it as a rental and not take the capital gains hit? 

I would hit them immediately with a lease violation letter as prescribed by your lease and give them 10 days to remove the dogs or start paying pet rent and put down a deposit.  

I don't think they'll double like they did in the past but I've been hearing people get 5% renewals in FL which got hit the heaviest by some of the increases.

@Omri AvitalIf you used to be a wholesaler and have experience finding off-market deals keep hitting the pavement either cold calling or sending direct mail till you find a deal that works.

Loan to value ratio: The higher the loan to value ratio (LTV) is, pricing takes a hit.

Unfortunately, you are likely going to have to take the hit on this no matter how you cut it.

A case could likely be made for considering making a larger down payment with a self-directed IRA or 401k as opposed to abandoning the account, getting hit with taxes and penalties immediately, and losing its tax advantages moving forward.

Columbus OH is a prime example, we're still seeing deals here that hit the 1% rule.

Then I was hit with a 13500 sales pitch.