It's a small town (I think 30,000 people) that's likely going to be difficult to find reliable PM's, tradespeople, etc. 

They are generally conceived as bad, with exceptions to people having nightmares, but most of that likely has to do with bad screening. 

A 30-year fixed rate mortgage is currently sits around 6.15% interest:All else being equal, lower mortgage rates reduce the cost of ownership and, thereby, allow more people to afford to buy.

It was driving me nuts cause I understood the basic framework but not the details which is what he is going to want know and understand. 

Hard to tell from here, but your prices seem very high, although I do understand that "emergency" service during the high heat season will cost dearly...As LL, appliances, including HVAC that you have provided in working order, you need to repair or replace as needed unless local law AND your Rental Agreement state otherwise, obvious misuse/abuse excepted.

Give them proper notice, keep it friendly, and explain it’s all about fairness to match market rates.A little empathy goes a long way—help them understand the rising costs, and they might just thank you for it (okay, maybe not thank you, but they’ll get it!).

I understand how and why you would defer capital gains forever with a 1031, but I've heard conflicting reports about whether or not depreciation recapture gets moved forward and deferred in a 1031, particularly if you did the "Trump era" 100% depreciation in one year move. 

Current PM is fine, but they do not have student rental market understanding in my opinion.

More or less right in the process.But you will hire someone with a home builder license, not a GC.Also important to understand the costs.

(those people you see everyday everywhere) once you can increase your budget send postcards and letters.