The first thing I would do in your shoes is call the PM company and get somebody to explain to you how they justify $200 to replace an air filter.I've never seen anything this egregious, but this is precisely why I do not use a PM company.  

Or 1031 exchange most sizable equity into commercial investment down pay.

It has a college-like feel to it with restaurants and a nightlife- I would check out Peddler's Daughter, Martha's Exchange, or even The Garden on a Saturday night.

Wife and I own two SFH rentals that we'd like to sell then ramp up to a quad or something larger. The SFH's are in our names, but when we buy the new property we'd like to deed them under the LLC. How does that work w...

By 1031 exchanging those condos that each practically doubled in value, Now have $160,000 cash flow and in 4 of the apartment complexes we have dramatically forced appreciation too that we will either refinance and take all that appreciation in year 4 or 5 of ownership or at that same time 1031 exchange for a larger property at that time.  

Now if you want advice on true Multifamily (5 units or more) and 1031 exchanging pricey single family properties for true Multifamily, then go to my profile and contact me.Swanny

Come to the Real estate exchange club meetings, and Landlord's Almanac meetings when's you get to town. 

You might also consider your holding costs and legal expenses, then decide it is easier to offer an incentive to move out by X date in exchange for a handful of $100 bills upon handing over the keys to a broom clean property. 

Normally on a flip you will have to pay capital gains taxes unless you want to defer them and do a 1031 exchange into a larger property. 

We bought this property as a 1031 exchange.