You should fire them right away and talk to an attorney to prevent the loss, but I wouldn't expect much and it could be a waste since a company that does this will not have the money to do anything.When you have just one unit and you are looking for PM companies, your options are the bottom of the barrel because it's not a good use of the big one's time.

I'm open to deals that need rehab but I'd rather find something that's up and running and that may only need minor fixes or rent increases.Do you have any property like what I'm looking for?

She doesn’t need local family to manage it. 

This will give you some info so they are not guessing on what will be needed (they probably already know rough numbers, but each project is different).

If it's worth that much, taking a HELOC on it should not be an issue at all long-term or short-term as long as the bank will do it.

So your profit should be tax deferred anyway.It should be the same thing for your exit - no need to do a 1031. 

Steve if you can go without buidling the extra garage below the ADU it will save a lot of money. if you can get two studios it will do much better than one ADU.

Private lenders are certainly an option but a fund structure would be much more efficient and scalable. 

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

It can be a very good market, but the why behind your choice may help us give you better advice on how to move forward.Before realtors and property managers, you really need to meet other investors so you are making a good move by trying to do that here, but it would be better if you could do it in person.