In addition to that, you may have already retained an intermediary but a 1031 is not a diy project.  

I do know San Diego is pretty strict against short term rentals so obviously look up what their regulations are.You mentioned a granny flat and splitting the house, so if you're going to be having some sort of shared walls it may be best to put that in your listing as I have seen some people get negative remarks by not mentioning that the house is shared with the owner or some other tenant.As well as lining up two to three excellent cleaning crews, the easiest way to ruin your profit is to start receiving negative reviews for cleanliness and or falsely advertising what your place really is.

It gets close enough to the walls that I've never needed to use an edger.

Brand new double garage door/ opener, kitchen cabinets/ countertops, 2 vanities and toilets, vinyl planking, carpet, baseboard, trim/molding, interior doors, paint, stain, new Sheetrock tape/texture hallway, light fixtures, outlets, door hardware, repair 15 holes in walls, redid all copper plumbing from meter to fixtures in pex, electrical issues, blinds, stainless steel appliances, window screens, replaced cracked window, that total also includes $350 paint sprayer and misc tools I didn't have, plus hauling the entire gut job via trailers to the dump... 20k isn't outrageous..

So it's not always a winning bidder overpaying sometimes the bank has a reserve set higher than an investor will pay either because they want to retain the property to sell as an REO or they just have bad information from their local listing agent.

Our lease holds all accountable jointly and severally, so until its a breach situation, CC everybody with clarification of what will happen if the rent is not paid, then leave it at that.I also schedule an inspection of the property.Holes "magically" appear in the wall when angry people live together, and cleaning/trash removal can become a game of who can ignore more.

This would permit the person to stay if they can pay, It saves landlord from loosing money and yet retains the action for everything to proceed if the tenant again defaults.

Seems the Lawyer we currently is more interested in putting us on retainer and forcing us to travel to his office every time we need to talk with him.  

Also I paid them 400 for fixing parts on some steam radiatorsThe guys finish up and I pay them their money as everything works, a week later I notice that the radiators aren't heating but the main pipes that run up the wall are boiling hot. 

There were 7 showings on the first day on market, so while we are optimistic, it may be swept from under our feet.This is a real fixer upper, 100+ yr old home with plaster walls in need of some repair, hardwood floors which we hope to salvage, but the house looks straight out of the 1940's.