We are probably going back into acquisition mode here shortly but want to shore up things before that happens.I also spent the last few months building out a centralized notion to manage all the document, to dos, etc but have pulled the trigger on VAs as the cash flow isn't there yet to support someone full time.

Which CAN trigger the due on sale clause. 

I haven't pulled the trigger yet - still looking at different paths. 

So this really isn't a 1031 question so much of a trigger of deemed sale question.  

It's kind of like a a guy who gets really excited about something touch really really fast and you can't understand a word he says sometimes you have to slow it down  I've also found that I'm not saying he is but I've also found that in my life I'm 61 years old a lot of hucksters do the same thing  because they know if you show energy and excitement in a presentation more people will sign up then if you're dry as a bone

And personally I cannot pull the trigger on a turnkey operator.

I would like to learn more before I pull the trigger in the next 6 months. 

Things like septic pumps burning out, steam room dying, guests catching the grill on fire and leaving burn marks on the hardi siding, emergency bug treatment, above ground pool which is ridiculously hard to manage in our heat & having no time to deal with it if it starts to go, laundry & drying time for all the towels and linens, etc, etc.There are plenty of things we can and will get better at, but I'm prioritizing the stress level of my people as well as the very near disasters we've narrowly avoided, over the little bit of extra revenue we'd generate.

I was thinking of OOS, but reading your post I think It would be to much risk and have decided if I'm going to pull the trigger on something like this, I would be moving to that location.

Bad PMs in bad areas because they suck them dry with fees.