All the add-ons are a la carte so you can definitely get a lot of value based on what you need.One thing I personally don't like is that when tenants pay rent, they are charged $1 per transaction for ACH use.

Actually, it is possible do structure a 1031 Exchange on the sale of one or more relinquished properties and then using the proceeds through the 1031 Exchange to construct improvements on real property you already own.

So for her, the fees of 3% at closing and 1.5% per year is a steal vs paying $400,000.

We couldn't close and had to have (and pay for) a re-inspection, even though the hurricane did not come anywhere close by.

Go to court, judge will hear them out and then ask; "did you pay the rent."

Or they have it figured out and are going to cure via paying or modification etc etc. 

With that being said, I personally know several people who've had tenants that stop paying their rent and try to hang around for as long as possible. 

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

Google for a Service Agent who does Evictions and pay to get them out.

For my account I pay $10 per quarter while the loan is active so only $40 a year to borrow this money.