She has also done more things but these are closer to some of the more severe items.

One item not mentioned that is possible is a business partner.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

The only item they will need is a lease. 

In either scenario you will want to make sure you have supporting documents for an agency to be able to work the account, such as a lease agreement and a detailed itemization of the charges that are due. 

Having an attorney negotiate an inspection report  is just crazy in most cases they dont do RE at that level and wont know more than you know about repairs and other items.

We find that the majority of wear and tear was done well before the eviction was started and that the largest concern is the items that have to be removed. 

There may be some items you're missing from your original closing statement or improvements you've made.If it's a rental property, you may be able to use passive losses.all this to say, perhaps 1031 isn't the best path forward and doing a 1031 to save at most $4k in taxes probably isn't worth it .

Quote from @Frances Farnon: Is there a list of items needed for short term rentals? 

It’s a delicate balance between has enough business to be competent but yet also communicative; vs super communicative because they have no business or experience.