It was a while ago and I was able to have the fee reimbursed I believe, but I have a US based manager from VRBO so it was not too painful a process.

I wish I had enough sense to have started that early. 

Sonny and Matthew, Thank you so much for sharing your insights—I really appreciate it!

I did look into them though a bit and I came to the conclusion that I would rather just do a 1031 into a Delaware statutory trust (DST). 

I have a house that I am looking to rent long term.

Purchase price: $210,000 Cash invested: $6,300 Townhome that I bought to live in for the first year with 3% down, then rented it out after the first year.

I have a client right now that we are buying a house for right up the street from where I live and invest.

I appreciate the thorough answer. 

I have to deny this family who is otherwise likely very qualified.

I am looking to start shopping for landlord insurance for a 3 bedroom house in MT and would love to hear if anyone has some recommendations for insurance companies to start getting quotes from.