Just focusing on the tax issue for you: 1031 Exchange in 2025: If the leaks keep coming, selling and doing a 1031 exchange into a more reliable multifamily could be your best move.

Is it the high upfront costs, finding a reliable lender, or something else entirely?

depends on the quality of the assets and the reliability of consistent rental income.this is an age old argument and really a personal choice at the end of the day.

If your goal is financial independence, you need reliable tenants.

If you have a reliable trust-worthy agent who has connections in most markets you don't need a PM. 

However, when you have the right resources—whether that’s a mentor, a toolkit, or a community of fellow investors—you’ll gain the confidence you need to take action.Having access to reliable resources allows you to feel supported and prepared.

Tenants are not the most knowledgeable or reliable people when it comes to telling if a property is deteriorating or not.If you haven't been there over a year, and there has been a consistent leak that the tenant hasn't noticed because it's on the exterior of the property.

In my experiences, Section 8 HUD tenants are very reliable and courteous to the property even in bad neighborhoods, and all tenants that I have worked with pay their own utilities so that has never been a concern, but I can imagine how that would certainly be a nightmare for the owner of a property if that were something that were happening.

If anyone has referrals or knows of reliable channels (like Google or specific websites) for finding licensed contractors in the High Point/Jamestown/Greensboro area, I would really appreciate your input.Also, any helpful tips and experiences related to construction, dealing with appraisals, titles, and refinancing would be incredibly valuable.

- Contractor and Vendor Referrals: Any recommendations for reliable contractors, property managers, or other vendors who are familiar with the BRRRR process?