Looking for some advice on how 1031 will view rehab costs/ ARV on something like this? 

And then have equity to make a second purchase - but this time without the constraints of the 1031 timelines.

I purchased, flipped and rented out my first property this year.

Quote from @Jared Galde: We own 50 sober living homes, obsiously this was 7 years ago, but I've closed all of those homes in the past 4 years.

This may seem like obvious advice, but I'd say just get three or four quotes before settling. 

Always happy to help.

While you can't create limitations against their lease and legal rights they have for quiet enjoyment, things like keeping common areas free of clutter or routine maintenance items that are tenant responsibility can often be added to help keep the expectations on both parties clear.

This is not a do it yourself situation. 

I appreciate your time.Sure thing Bryan, I hope it helps. 

Should I have this service done once a year or have it done every year?