In addition the transparency and communication of ODC is really lacking.

It is a great opportunity for us to be completely transparent about what is happening with their investment property.

Plus from the sounds of it your brother was a silent partner in the financing and is probably also on the expense side which would require amended returns and a whole level of transparency that could cause you difficulty.The easiest answer is for you to complete one (not two) 1031 exchanges and have you buy both of those properties in your name.  

When I've had a meeting with all partners together in the beginning of a deal, and we agreed on terms in the beginning together it created far fewer headaches during the time we worked together because it was transparent and everyone had input.

Looks like the pdf copies of the communication from this mess didn't go through to here it is in word format:----------------------April27, 2018Dear Sir/Madam,AHI PropertiesManagement has beenrequested byOceanpointe Investment Limited, Inc. toassume themanagementofyour realestate property located inIndianapolis, Indiana.Oceanpointe Investment Limited,Inc. ceased providingpropertymanagementservices as ofMarch27,2018.Theybelieve their investmentclients willbe betterserved leavingthe ongoingpropertymanagementto anindependentfirmwho specializes inthis service.Since their Indiana StateLicensewas cancelledonthat dateOceanpointeis nolonger allowed tolegallyoperateas amanagement company.AHI has overfortyyears’experience inthe real estate industry.We have the expertise toprovide professional supervisionof your property.Ourobjective isprovide each owner with complete transparency as tothestatus of your investment.Workingincollaboration withOceanpointe,ourobjectiveis to make thistransition as seamless as possible.We cannot do this without your express authorization.We have included a copyof our management agreementfor your review, as well as a copyofour residentiallease.Please sign and return the management agreementby May4th, 2018with your signature.Without a management agreement in placewecannotaccept rental payments.Any payments received in the office withouta signedmanagement agreement will be returned to the tenant.The management agreementandW-9 canbemailedorscanned and emailed to:...as well as any questions or concerns thatyou may have or you can giveus a call at .xxxWe look forwardto workingwith youin developinga successfulinvestment.Sincerely

And because you gave a real EMD and were transparent with the seller in the beginning, you are able to sleep at night :)

Many claim they do not charge a markup, but then aren't transparent with invoices, etc. 1) If a PMC charges $x hourly, their markup is built into that hourly rate as they are NOT paying their workers that hourly rate.2) Many PMC's send you ONLY their invoice, or from their wholly owned maintenance company, not the underlying invoices from Home Depot and contractors.

FWIW, I looked into MemphisInvest too, but I didn't feel comfortable with the lack of transparency regarding pricing. 

They decided not to be as transparent as you were with your experience.

Instead, they were open, upfront and transparent about it, choosing to take the route of asking permission.