Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where I think we are in the real estate cycles (financial and physical market cycles)b) Then and only then do I pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

However, getting returns that match the S&P in real estate is not exciting at all.

No need to get into a pissing match with her.

BBL has very strict STR guidelines, if your Max Occ sign doesn't match what they have on record, according to the County Assessor, you may have code enforcement come calling.

That you wisely build in the costs for replacement linens and towels (also offer black face towels), possibly don't use high-end top-down shades in the Bunk Room (although those black out shades match all the shades in the rest of the house and it's a high-end property), chalk can be brushed, semi-gloss on walls for easier clean-up... and yes, there are clear check-out directions to run the dishwasher provided via an online guest book, a physical guest book, and an email I send regarding check-out the day before they check-out.

At the end of the 1031, the LLC is dissolved and the properties (or cash) go to each of the former members.This is not used often anymore for some obvious issues - First, finding properties to match the valuation of the members interests is very difficult.  2nd, in a partial exchange there will be a tax event to the LLC that needs to be passed along to the former member that does not want to do a 1031 exchange and gets cash instead. 

Or should I raise the price of rent to match the current rate in Denver?

Try biggerpockets agent match: https://www.biggerpockets.com/agent/match

Autocorrect can't match my lightning fast fingers.

So if you claim a purchase, and they claim a sale - did the figures match?