The 1031 exchange must be performed by an unrelated 3rd party whose only role can be performing the 1031. 

I manage a few MTRs in that area and they perform well. 

Quote from @Magda Lipinska: Short-term rental (STR) will generally out-perform a long-term rental (LTR), but it's not a guarantee.

Property Management EvaluationPerformance Metrics: Evaluate the performance metrics of Ace Management and Reality.

There're lot more beauty in this strategy to keep buying primary rather than keep buying rental (esp OOS) because you can pay off one house from other home equity within 9 years if rate is low enough and appreciation is twice than mortgage rate.

The 4th property was a beautiful .5 acre wooded lot in a sought after school district!

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

The performing lease coupled with supplying your own comps that support it sometimes works.  

I am specifically looking for an inspector who is sensitive to the conflict of interest clause in the law and understands that the work must be performed by a separate entity.

They are current clients of JWB and have purchased turnkey properties with us and/or have us perform property management for them.