She is my number one supporter in everything I do and lately I have embraced the red to recognized that she is in need of change.

These have proven to be much more consistent and passive than a majority of these "Turn-key" properties.

Unfortunately you'll still pay the 3.07% PA state tax since PA doesn't recognize 1031 at the state level.  

Recognizing I don't have a broker's license, can I set up a separate LLC to manage the asset and employ maintenance staff or would this pose a legal issue w/o the broker's license?

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.5.

So if your new owner stop making the payments, real trouble could arise.I recognize this doesn't help you structure the paperwork, but hopefully it helps. 

Perhaps ask them as PEX is a proven material, much quicker to install, and less expensive.

They have proven their worth in several fires.

I have sold properties of mine this way to people that have proven to me they were worth the risk and made good money this way and it was mutually beneficial to both of us. 

The IRS recognizes several different ways to do cost seg, with varying degrees of precision and therefore protection from audits.If you plan on investing ongoing in real estate, I don't see a reason why you wouldn't take bonus depreciation unless the size of the asset does not make it worth the trouble.