Since commercial lending dried up during Covid19 (with good reason), I did a wrap note on an underlying seller financed loan.

For your purposes find one that can do seller side only HUDS, so the seller doesn't get mad at your profits.Find a title company that can do dry double closings unless you will be funding parts of the deal.

All the books, posts, forums, and investors I talk to, still point to Investors deals can make or break with the Property Management, it's not that hard to flip houses (Day 1), yes supply can dry up, but Day 2 operations is the key.  

Security Deposit processing is pretty cut and dry in our state; if they don't get this, it's doubtful they know and abide by the other Landlord/Tenant Laws.Here's an overview of the process - that was readily available online and in plain language:https://www.amgrents.com/Kissimmee_Property_Management_Blog/...Hiring a PM does not excuse the landlord from knowing and complying with the applicable state laws.

The sellers are just left high and dry.

BUT once the housing was renovated and expanded (since it was one of the biggest marine base) the rental dried up fast!

That is where talking to a specific 1031 specialist is where it comes into play on each and every deal as you can see they are not as cut and dry.  

Again depends on layout and how much space there is.In the UK and Europe, it is quite common to have the laundry in the kitchen, but most of them just have washing machines and they hang everything to dry.

The risk of renting to those with non-traditional income sources is that those sources can dry up quickly;  someone who makes their living as a baby sitter as their only source of income can suddenly find their income decreasing quickly through no fault of their own if their "employer" suddenly decides they no longer need a sitter.

The person I hired to do most of the work inside was in over his head and is a bit scattered so for my next property I will use him for what he's good at, carpentry, dry wall, and handyman work.