As a buyer, I'd almost always prefer the "touch up" or "just replace the plumbing with pex" treatment, especially if it's a pre-war home.My renters (single guys) care way more about things like the height of the shower head and how loud the ceiling fan is than what anything looks like.

No, hiring a lawyer doesn't get you any special treatment by the court or clerks or law enforcement (and if it does, that's several violations of law).

Total costs about 150 bucks in supplies with plenty left over for future treatments.

There are programs for helping first time buyers buy a home, and if you live there for two years, you'll get preferential tax treatment when you sell it.

Lending is a little more passive, but you do miss out on some of the benefits of owning real estate (i.e. appreciation, favorable tax treatment, etc) as you pointed out. 

Purchase price: $337,000 Cash invested: $457,000 Sale price: $589,000 A 4,200 sq ft house in Minnetonka, was the eye sore on the block.

So, not eligible for any special treatment.

When you’re just a single SFR investor with their PM firm, it’s unrealistic to expect the treatment for someone with a large portfolio with them…sadly.

That sale might qualify for tax free treatment with no 1031 needed which would make the decision a no brainer.

If your QI holds your proceeds until the end of your exchange period you will not receive the funds and recognize the gain until 2019 if your accountant reports it on 2018 tax return with installment sale treatment.