I see investors who I have spoken with have issues with appraisals which heavily affect their loans, they have worked with certain companies that don't appraise correctly and even admit to it.

Do your best to mitigate issue before they crop up and annoy residents.Maybe create a free service, for those that are not using your management services, to come and review their STRs for safety, procedures for help etc.

I'm not sure if Oklahoma requires filing or not, but it's good practice to do as you'll be able to accumulate carryover losses that will offset future tax years where you do have income.

Your duty to disclose is a local issue.

Sure, it's minorly annoying ... but if I got a call from someone who was able to solve a big problem for me and was nice and polite all the way through, I would have absolutely no issues with that.

There are two issues I want to point out at the jump:1) 1031 exchanges are designed for long-term investors. 

What else would they have issues with if they were moving in.Will they become nightmare demanding tenants?

This makes a lot of sense to me, you wouldn't want them knocking on your door 24/7 for simple issues.

The clerks that answer the phones are not privy to Codes and what applies to your problem/issue.

The only issue would be how strong your case is to do a 1031 since a family member is living there.