I already have the knowledge, experience, and systems in place to do about 20 properties this year.

They would get that $500K tax free and the rest of the tax would be deferred in the 1031.A very elegant solution that puts $500K tax free in their hands now. 

Feel free to DM me if you'd like more insights on all this (we don't do biz in Alabama so got nothing to lose).Here's some other "copy & paste" advice on how to search for a better PMC:----------------------------------------------------------------------------------------------Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Feel free to DM and we'll connet.Thanks!

Start anywhere—offer to assist, intern, whatever it takes—and absorb as much knowledge as you can.

.🎓 The Knowledge EdgeWhat makes both investments successful?

In addition to what was said above, for the software that has a free trial option, sign up for it and use the software for a day (or at least a few hours) as if you are using it for real, then call their customer support too and get a feel for that. 

The list are getting the information, and whether I can get it for free.

I have a city rowhouse with a 20' sidewalk and 5' wide steps with 9 treads and two 7'x7' landings. It's a 4 family, I just don't want that kind of transactional relationship with any tenants. At another property with ...

Both of them I own free and clear.