You will sacrifice some cash flow, but it will be a lot easier to handle and still produces solid cash flow and you only need to deal with turnover every few months (hopefully). 

May spell trouble for you, especially if you are delayed in even applying for your license pending the remodel. 

If its under a land contract then have the owner of the land contract produce the original notarized document. 

When (insert type of income-producing real estate here) becomes more popular, buyers are willing to pay more, which means cap rates go down.There are three primary forces at play here.  1) falling interest rates make debt cheaper and makes real estate more attractive.  2) rent growth gives buyers hope that the income stream they are purchasing will grow over time.  3) poor performance or perceived risk of other investment vehicles increase the desirability of income real estate, meaning a lower cost of equity capital for real estate buyers.Expanding on point #3, the worse other investment vehicles perform, the less investors demand from their real estate investments.  

Fully occupied producing $1,750 per month.

We're talking a 15 acre parcel right between Den and the Springs (with a traditional home on it), but we've had some trouble finding a good bank willing to work with this just because of the ag status. 

Any advice as to whom I could hire (what would I search for) if I don't want to trouble a local friend?

Even if you send requests to apply some don't.To make sure you don't get into trouble (Fair Housing Laws) determine your criteria for what you are looking for in a tenant: 3x income, no evictions or no outstanding collections to landlords, no criminal cases or misdemeanor case ok, minimum credit score, etc.

Thanks for your perspective.If you interview for a job and your resume is perfect and you have all the skills it does not mean the employer will hire you.Same thing here.I do not want to deal with the people that do not have basic decency and good manners.And I do not like tatted women with a chip on their shoulder.If their outside is messy just think what is hapenning in their mind.These people are trouble makers.I do judge a book by its cover.Period. 

I am a top producing loan officer for a bank which specializes in FHA refinances.