Service disruptions can understandably lead to frustration.From my perspective in the self-directed IRA industry, effective communication and responsiveness during transitions are crucial to maintaining client trust.

However, to my understanding, a 1031 conversion of an investment property to your primary residence after a safe harbor of two years does not trigger a tax event.

Here's a chart from ShowMojo based upon the thousands of properties their clients use their system for:Not sure how any landlord or PMC doesn't understand that DOM are affected by the time of year and it's taking longer to find tenants than any time since 2018!

These people can be relatives, friends, coworkers, friends of friends, and business associates.

@Ezra Avery you might want to read below to understand Classes of Property/Tenants.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Quote from @Matthew Paul: I understand how businesses work.

Also I understand the funds aren't available for the improvements so that is another obstacle that has me leaning towards price reductions to move on as soon as possible.The exit of lower tier SFH's is something very few investors care to consider when making their investments but deserves far more consideration. 

You can also find many examples in the forums of people experiencing poor valuations due to lack of comps.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

I understand some of the economic factors that can lead one to a particular city or province (or state), but unsure of some of the key elements as you funnel down below that level.Appreciate any insight.Tyler