The primary reason being time, you can get the study done in 30-60 days and get the bulk of the findings by then (asbestos, lead paint, underground storage tanks, etc.). 

I also network with other investors, and get great contractor leads from them, and sometimes we get together and just chat. 

Real estate has treated me well so far but i have to be honest, I HATE calling leads whether they be buyers or sellers.

This lack of activity across the board is the biggest concern, hence the interest in contingencies such as deed-in-lieu-of, or similar, in the event that the continued marketing, open houses and aggressive price drops don't generate a buyer.

You can get free leads through your Title Company's website.

It’s also very likely to lead you to resent your investment property if your constantly having to support it.Best of luck.

Or do you want to gift the business for the next generation?

Unless I 1031 the property I sell of course but this wouldn't apply to a long-term rental. 1031 exchanges do not exclude rental income from taxes. 1031 exchanges defer the capital gains and depreciation recapture taxes  generated from the sale of the property. 1031 exchanges absolutely apply to a long-term rentals. 

That leads to my next question... how did you find your management companies when you invest somewhere abroad or out of state?

Just got a lead on another cash buy only....