Also, could argue to just hold for a few years, and if you need to sell, do a 1031 and defer the profits.

Tell me if I'm wrong...Our company has approximately 1,000 units under management, and we have a couple of our smaller clients that we have that present concerns with having tenants on month-to-month leases.

As for your last question - a good agent will present a strong offer to the seller so they are more willing to provide up to 3% back towards closing.

I feel that because I am not present physically, that he has a lot of control over the properties.

Not sure what else could be argued here.Doesn't running The Apprentice and such, require a certain level of presentation?

In essence you can defer your capital gains tax on the profit from your sale.

For instance , a cap rate of 8% may make me take a 2nd look but because that can be manipulated by deferring maintenance I know I need to dig deeper into the books and history.

Three of the units are presently rented out, and while the rent isn't provided in the listing, it's safe to assume the rents are likely around the $1,000 to $1,300 range based upon comps in the area (I would personally assume on the lower end, but I could so very easily be wrong). 3 of the 4 units are rented out, with the fourth being purposefully left open in the case somebody wants to owner-occupy (how smart!).

As an employer sponsored plan, it has some advantages over an IRA based structure in terms of contribution limits, capacity for tax-deferred and Roth money, and an exemption from taxation on leveraged real estate investments. 

It gets worse - the new stimulus bill the democrats presented will extend the eviction moratorium another YEAR.