@Chris ShonYes, a real estate accountant is worth what you pay them.

because there are two groups - those who are out buying real estate and doing deals and those who are marketing a lifestyle or dream to get people to pay for something that rarely if ever happens.

If it has any basis at all (such as you left the apartment during your lease term for what you felt was a justifiable reason and stopped paying rent, but the landlord disagreed) then you may be better off paying a rather small settlement.  

Especially paying MN taxes on NV tax free properties.

If I can park the 388k ($415-27k) for one year at CD rate of 4.5% and then est 300k (after paying cap gain/depr recap) at 3.0% (assume CD rates lower) that interest income of about 24 months net of ordinary income tax is about the same as my current mortgage.Trying to play devil's advocate and think why selling this year does not make sense. 

It's likely they’re using this as an excuse to avoid paying rent, and there’s a good chance they didn’t pay the previous manager either.

You can compromise without loosing good paying tenants if they pay on time. 

While short-term rentals in areas like Kissimmee, Florida, can pay for themselves and offer lifestyle benefits, the ROI typically doesn’t match what I see from my traditional portfolio of long-term rentals in North Texas.That said, short-term rentals can still be a great choice, especially if you're drawn to the area and the opportunity to combine personal use with investment income.

Do you want to be passive (ie give your $ to someone and they pay you interest, or you put the money for the opp and get equity, etc)3.

North side Chicago I have never even had to give a tenant a late fee and none of the tenants I have placed for clients have ever given them issues either, properly picked people pay like clockwork on autopay.