The owner and administrative staff are very receptive to all recommendation from hosts.

Especially when you build up your portfolio of multiple properties, in different counties and states.Each area may have different due dates, and methods of payment.. so its just a lot of administrative over head to keep track of each one and put aside enough funds for each property?

They must be an unrelated 3rd party whose only job is the administration of the 1031.

@Nicolas Bowers this is so specific to you and your numbers I would suggest speaking with your 1031 Exchange administrator.  

Fines for non-complianceo After 365 days have passed from the effective date of this Chapter, anyone in violation of section 1760.02 shall be subject to a fifty dollar ($50) per day administrative penalty per dwelling unit with a maximum penalty of ten thousand dollars ($10,000) per year per dwelling unit.

If they are assisting you administratively with the entire loan process for both the purchase and refinance, then of course their fee is warranted in both cases.

Many fund administrators have platforms that partners use for their back office.

A broker can only manage 6 (yes 6) units before having to go through an entirely separate licensing procedure to register a property management company.This means that if you plan on managing 7 or more units, you need to convince a broker to open a newly licensed entity with a separate trust account from their normal operations.So there are really only two paths that you should consider.  1) Getting your own broker's license so you can control the administrative load 2) Affiliating with a brokerage with an existing property management division.In Cache Valley, the brokerages that I'm aware of that have property management are:--Achievement Realty--Century 21 / Preferred Property Management--Coldwell Banker / Catalyst Property Management--Connect / Reeder Property Management--Dwell / Reside--Equity Real Estate / Equity Property ManagementThere are smaller shops which only have a few doors or are management pure-plays, but these are the more established ones up here.I'd talk to all of them before taking on more than a handful of clients.

The current administration has waged a war against coal that is killing our number one cash cow. 

It's operational costs are $3 billion per month not even including General, Selling, and Administrative expense.