Great advice from @Joe Hines.Joe, I'm running into the same issues as Eric where PM fees I have been budgeting for are exclusive of new lessee, renewal fees etc.

Not looking to sign up for someone 'system' exclusively since we've already done one program.

I work exclusively in the North Dallas area, specializing mostly in condos & townhomes.

I've never had one called in 26 years and I almost exclusively buy subject to.

Are these possible options or do you have to use the IRA funds exclusively?

Growing up in the midwest, I saw the wear winters cause to homes.Most of the things that you mentioned in the house that is "falling apart" are things that are usually at or near the end of their lifespan for a twenty-year-old house anywhere.If the house was your primary residence for at least two of the last five years you may qualify for a tax exclusion up to $250,000 single/$500,000 couple.

Hi Aamir,I'm a broker in SF who focuses exclusively on NNN investments all across the U.S.

Personally, since Bay Area RE prices are high right now, I'd sell it and take advantage of your homeowner cap gains exclusion--- and then reinvest capital elsewhere. 

The other company did and had the land contract as an exclusion which would be removed once we received the release (which we did). 

@Roderick Coffman in most Listing Agreements they are set up so that the agent has the exclusive right to sell.