I'm biased and can provide reasons and data to show that using an agent will protect you, get you more money, less stress and so on.The reality is you can do it yourself, but tenants generally don't cooperate with showings and that causes lots of problems for buyer to access the unit to show, inspections, appraisals etc.

I do recognize the value and potential for great gains in doing a fix and flip and it is definitely on my radar.

If you can do a renovation loan with 203k or a homestyle loan to house hack a 2-4 unit multi-family, that typically has the highest potential for equity gain with the lowest cost.  

The property has about a quarter mile of street access, and no trees or anything to block it, so I wanted to put something there to give a little privacy anyway, and then these trees obviously have to go, so I was hoping to re-use them.

Just make sure only YOU have access to thermostat.5) First understand that leasing is a DIFFICULT job!

We have CDs maturing at the end of the year that could fund a new primary residence.Should we:1) Sell it with no Capital Gains tax.

For the seller (John) to defer capital gains via a 1031 exchange, the sale proceeds must be reinvested into like-kind property within 180 days.

It sounds like you’re in a solid position with your skills, VA loan access, and local handyman expertise.

This can lead to more opportunities and partnerships.Market Understanding: As a property manager, you'll gain a deeper understanding of the local market, which can be invaluable when you start acquiring your own properties.Steady Income Stream: Property management can provide a consistent income, which can be particularly beneficial in the early stages of your real estate venture.Skill Development: You'll develop a range of skills from customer service to maintenance oversight, which are crucial for successful property ownership.Brand Recognition: Establishing a presence as a reliable property management company can boost your reputation, making it easier to attract tenants and investors when you start acquiring properties.Cons:Time Commitment: Property management can be time-consuming, especially if you're dealing with multiple properties or demanding clients.Regulatory Compliance: Staying compliant with local laws and regulations requires diligence and can be complex.Conflict Resolution: Dealing with tenant issues and conflicts is an inevitable part of property management and can sometimes be challenging.Financial Risk: There are financial risks involved, including late payments or damage to properties.Market Fluctuations: The property market can be unpredictable, affecting both rental income and property values.Overall, starting with a property management company can be a smart way to enter the real estate space, especially in an area with a clear need for such services.

You could point out that since it's a rental for the last 12 years, she will have some serious capital gains to pay with a regular bank-financed sale, and with your proposal, that tax will only come due after the balloon payment.