Currently aiming for a property with low rehab costs, but as I gain more experience I definitely want to become comfortable getting to the point of full gut rehabs and ground up too.

I mentioned to him I am selling my rental & since it's been slightly less than 2yrs since I lived in it, I won't have to pay capital gains taxes.

That being said I've been encouraged to gain finances through a hard money lender so that I am ready to go, i don't have any problems with this.2) What exactly should happen during the offering process?

Would this be considered a sale with capital gains implications ?

If you are worth 1.4 million but the time to get to that point was 20 years as you had big equity gains from properties but your job or business itself does not afford much profit cash flow annually.

But, depending on when you inherited that property you may not have much built up gain if any because the basis of the house is "stepped up" when you inherit it. 

This change alone stands to gain me $150k+ in equity due to the increase in NOI.My concern is that firing this PM may prove complicated due to his status as a tenant.

We hope to gain knowledge from like minded people on the BP forums and if possible share knowledge.  

Last option is to sell if you can avoid cap gains or 1031.

I hope other experienced investors can point us to single sources, but suspect the tools and knowledge is gained from many angles (books, podcasts, seminars, mentors, etc.) and experiences (successes and failures).