We value constructive criticism as it helps us grow, add features, and enhance the user experience.That said, your multiple posts criticizing companies and their leadership aren't in line with the kind of partnership we're seeking.

It has led to opportunity (to acquire) with the inaccuracy of the rev calc as we have seen performance vary from what they show.

We have a lot of 2-bedroom oceanfront condos under $350k that perform well. 

Brown RentRedi tries to enhance the DIY management options.It is NOT a replacement for a PMC.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Understanding the impact of operation expenses and cap ex when those events occurs is really critical to the performance of real estate. 

The IRS typically requires the same entity that performed the 1031 exchange to continue owning the property to maintain tax deferral.To avoid any unintended tax consequences, it’s crucial to consult with a 1031 exchange expert or tax advisor before dissolving the LLC or making any distributions.

As for requiring spay/neuter, an ESA does not need to be intact to perform their duties, and you cannot breed an ESA because that animal would not be available to perform their duties while they were off reproducing.

The key is to have a team in place that performs for you and that you trust...no matter how you structure it.

Typically before the land is purchased, I advise buyers to perform all of the due diligence starting with the zoning and development code to know what is even possible within the confines of the existing zoning with the city/county.

What "is" financially responsible is easily accessible to find, as is the simple math performed above.