@Dallas Smith To defer capital gains on your investment property, a 1031 exchange is an effective strategy, but the replacement property must be held for investment purposes for at least two years.

For RE owners, death allows you to pass assets to your heirs and step up in basis, effectively eliminating recapture.

Unless you have heavy overhead and 1000+ LOs this is the most cost effective option 5.

Verify if there are additional adults or other violations.

From experience, finding a knowledgeable accountant is key for handling taxes effectively, especially when splitting expenses, claiming deductions, and managing depreciation.

Looked up hotels and I see $350-600 per room per night for 2 adults and 3 kids.

Most STR markets have seasonality, and there are untold issues in the future that will effect cashflow. 

Looking into my crystal ball - which I still keep in my closet from my previous life on Capitol Hill - neither of these risks have a realistic path to a meaningful economic effect.

Does anyone have a recommendation of a national collection agency that is effective?

Generally larger commercial properties and shopping centers are easier to classify with hard and fast rules, but to the points above the residential areas really move very quickly and have way more nuance than most people care to admit.zip codes are generally way too large for my liking at least in my market to provide any kind of insights other than macro level economics but even then highways or rivers that cut through a zip code can end up with totally different trade areas.we can get pretty granular with cellphone data and with grocery center data to understand the trade areas and their true boundaries, but that kind of data pull is generally only cost effective for investors doing larger scale projects or developments, and honestly we still just end up getting on the ground and feeling it out, so I generally tell people that the money is better spent on a plane ticket and weekend trip in the area you are looking rather than any kind of "trade area" level data studies.and generally B class in 1 area means something different than another.