we manage around 40 right now (used to be at 80 or so) not my favorite program for sure but in some areas and for some homes it is the right path to take. 

Consequences of Mother Nature even living in a low elevation state that is in hurricane paths is not an outlandish risk.

And hey, maybe we'll cross paths again when you're ready to make a move into a new market!

Quote from @Muhammad Zaheer: Set Up a Simple Spreadsheet or Use Property Management SoftwareA spreadsheet (like Excel or Google Sheets) is straightforward for beginners and lets you customize categories for income and expenses.Alternatively, property management software (like Stessa, Buildium, or AppFolio) automates tracking and provides detailed reports, which can be helpful as your portfolio grows.2.

This is a viable path from a 1031 perspective, but I would encourage you to look into what TIC really means.

Keep networking and learning—you’re on the right path to becoming a successful real estate investor!

As a newbie, it is easy, and common, to head down multiple paths chasing shiny bright objects, with many of those paths just leading to time wasting and increased experience in learning what you don't want to do.

I have everything in one LLC currently but after hearing her story , I started down this path to find what direction I should go in for a worst case scenario. 

I'll just be honest...you're in a very difficult spot and there isn't going to be a straight forward or easy way to recover your funds or get the work completed. 

In realms where shadows veil the light,I shift possessions overnight.Deferring burdens none can see,I weave the threads of property.A spectral path to trade unseen,What method moves behind the screen?"