The gamble is that the outcome hinges upon the courts discretion and it’s rare to see specific performance unless buyer can demonstrate that monetary damages aren’t enough to make them whole.

Some of the advice you're getting here is not entirely accurate.  

@Jared FisherRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

If that is accurate, you do nothing.

They should be able to determine the COC, annualized return, estimated ARV of a BRRRR, accurate rent comps and more.

When filing the LLC return, it is important to ensure that these liabilities are accurately reflected on the balance sheet.However, it's essential to note that distributing the refinance proceeds among LLC members could potentially be viewed as a taxable event if there is no intent to repay these amounts to the LLC.

.: Quote from @Jonathan Greene: The adage about who you surround yourself with is accurate.

You would essentially be working 50-60 hour weeks when combining with your full-time job and the real estate to qualify.If you have a detailed and accurate hours log, it is possible but just note that it may raise scrutiny by the IRS.

Since this approach relies primarily on true documentation rather than estimates, it is typically the most accurate.

If your agent’s estimate of $280k is accurate, this could be a good time to sell.