I have a duplex I am selling that has low cashflow and a ton of equity. The rising property value has increased the taxes to the point where it is eating a lot of my cashflow. I cannot sell it as-is to a conventional ...

My experience with both of them has been good.Are you looking for someone who will tear the place apart and provide a report that makes it sound like it will be condemned or someone who gives very practical and pragmatic context and suggestions?

I hope BP improves the iPhone app soon.

I would say as a client it has very little practical implications under which umbrella an agent operates; the key issue is to work with someone who understand what you are looking to do, preferably has done it themselves and can advise you.

Let me answer your questions first, then, I will provide comments and my own questions.Billing tenants for owner paid utilities will depend on what is acceptable practices in that area.  

For your first time, you may not be able to ride for 20 miles or do hill climbs, but you work towards it and you improve slowly.

I find that a very common hurdle that beginners have is assuming what a lender will or wont do. you said "I don't even think I would qualify for a loan of 100K" which may or may not be true, but you don't KNOW. what you really want to do is ask a lender what it takes to get that loan, rather than assume you can't get it and then blindly try to improve what you think they need. does this make sense?

What I'm hearing is that you are selling two investment lots and want to exchange into an avocado farm and want to make some improvements to that productive farm. 

I could not find any reference to prior poster's 60 day comment, however it may well be true and in respect of your tenant and for honest business practice,  giving your tenant as much notice as possible should be done.   

About 20-40% of my practice has been real estate related.