A good PM protects your monthly income and your overall property value.A skilled property manager will protect your property, income, time, and sanity.

This is common in commercial retail properties.

I would like to 1031 exchange these properties into investment properties in South Carolina.

The attorneys I have worked with when buying a large apartment complex have all recommend one LLC for holding the property and one for managing it.  

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

You’re in a solid position, but the challenge here is that your equity is tied up in a property that’s cash flow neutral—which means pulling cash out could push it into negative territory if you’re not careful.A HELOC is the most flexible option, even if you’re planning for long-term investments.

I'm evaluating a potential BRRRR property that I would likely purchase with 5% down and owner-occupy for however long necessary to complete repairs, etc. 

@Ryan Prichard one of the better options out there that can handle commercial properties, for what I'd consider a "low cost" platform is Hemlane. 

Do you also have properties in the Smokies?

Property management is a "nickle" and "dime" business.