You just hold it, keep it occupied and well maintained, and let the years roll by. 

Will completely be done with a W-2 job by 2023 but will consider practicing for 1-3 months per year to maintain skills and CME.

She's not going to have any leg to stand on in court if you get that far unless there's some explicit language prohibiting the owner from assigning responsibilities to another legally authorized party, and I'm guessing there isn't if another PM company was maintaining the lease and provisions - and the fact that the tenant was voluntarily working with the other PM confirms the acceptance of an authorized agent even if it's not explicitly stated, the same way if you accept rent from a tenant after a lease expires you imply acceptance of the lease terms continuing (which is why you should always have a holdover provision). 

If your tenant has a credit score worth maintaining they will not want an uncollected judgment to be on it.  

Here’s how I’m currently thinking about it:The interest rate on my existing property is 3.5%, so I’d like to maintain that rate rather than refinancing the entire loan.

However, alternatives like a Self-Directed IRA (SDIRA), a 60-Day Rollover, or a Roth IRA Conversion can help you avoid penalties.A SDIRA allows you to invest directly in real estate while maintaining the tax advantages of your IRA.

Most renters cannot (or will not) take proper care of a pool.So...if you decide to go for a pool property, make sure you have it maintained...and charge it to the tenant.

Properly maintains/doesn't damage the property.3.

Now maybe I am wrong and all the POH homes are spectacular and very well maintained with new roofs, furnaces and no water leaks. 

It’s a great reminder to trust your own due diligence and not let others make critical decisions for you, like hiring a property manager.For future investments, building a trusted team and maintaining direct oversight is key, even with remote deals.