I've been corresponding with a non profit in CA that is doing work on ADU regulations, etc.

I like the tub (it wasn't cheap, about 12 grand) but there's not great service options where I live and not sure if I would get it again since I mostly have to take care of it. 

Good luck talking to the non-accountants about accounting.

The second company had a PM contract and due to other reasons we did not continue their services after a couple of months so tax stuff did not arise.

OP it’s a good idea as long as you tie the investment to the military or civil service market.  

@Henry Clark When counting units and sizes in step 1, should climate controlled units be excluded if someone was to only target the non climate controlled drive up market?

I still am on the lists of all the major wholesalers and still show up to showings occasionally on properties that might have enough margin for me but have not purchased recently from a wholesaler.Just like Adrien says, they provide a service of marketing and negotiating contracts for you.

One solution could be a Debt Service Coverage Ratio (DSCR) loan.

I know out here on the West coast with our digitalized title plants that each title company has it would be a matter of a few clicks for customer service department to transmit a copy of the mortgage to me..

In addition, due to the 2 of 5 year rule there often is no need.  2) you cannot 1031 a property that has not been put into service to be an investment property 3) you cannot 1031 a flip.