Thanks for reply, I'll check out the office that handles the taxes and see if they can give me any better information.  

They learn how to handle straight peer-to-peer conventional transactions and tend to work within that box.  

1031's have to be handled very carefully.

How much risk can you handle during times or periods of long vacancy.

Lawn, bark dust, trim shrubs, wash windows.Paint interior.New flooring.Do heavy cleaning to tub, sinks, faucets and appliances early to evaluate whether they need to be replaced.Other cleaning, repairs, and replacements.Install smoke detectors & CO2 detectorsPrior to placing ads, the following needs to be decided/ready: estimated unit availability date, how to handle utilities, market rent amount, deposit amount, any updates to application, policies, or screening process.

But 750 is about the most mail I can handle right now.

Generally, paying an attorney to handle the loan docs, title review, things of that nature that we can't recoup if the deal doesn't close. 

I am a broker in Missouri and I have a client that I handle leasing for (not management)  that prefers that I sign the lease as a "authorized agent" on his behalf.

This way, we can get some property management and home ownership experience in our first property and once we feel we have a handle on the one property, we can add another and another.  

However, a few expense items are missing or underestimated:Vacancy: I suggest an amount equal to 1 month's rent per year [$1300].Repairs and Maintenance and CapEx: For a $90K house (and without knowing the age of the house or it's major systems), I'd propose more like 1 month's rent to be safe [$1300].Management: Even if you plan to do this yourself, there is going to be a cost in time and money to address late payments, handle repairs, renew leases, etc.