I saw an excerpt of an e-mail in which the promoter said, in effect, "This is not a high-risk investment." 

> 5+ SFHI meant more like buying multiple houses to mimic the benefits of multi-family when it comes to vacancy risk + PM cost effectiveness.

Even the most expensive property managers are EXTREMELY cost effective if you really think about it!

* Are there creative solutions landlords use to address tenant concerns about parking in this area?

You also will still need to manage your property manager  - ie, stay on top of expenses, ensuring your property is being managed effectively etc. 

I ensure that my properties are free from pests and will address any issues that are reported within the first 30 days of moving in.

Then you add the compounding effect of hurricane Dorian and it was crickets.

Our clients have used 1031 exchanges very effectively when they have a property that turns out to not be the right fit for them.

Most of these forms are boiler plate, just changing owners name and address, and charging you several hundred for it. 

If it's on your credit, you are on the hook for it.However, it shouldn't effect the loan process too much, a simple Letter Of Explanation should be able to get the job done with the correct investor.