Due to a some confusion, I let a foundation contractor into one of my tenants' units without giving the required 24-hour notice that I would need to enter the dwelling (my manager had at first said she'd notified the tenant who was at work, but there was a mix up).

I’m going to try to stay high level, but I will also share a lot of details so that you know the full picture.Two years ago, I decided to shift my strategy from cash flow to appreciation.

Be careful if the actual contract has any terms about assignment or allows their private access to the home before closing, as many "cash" buyers out there try to tie up your house for a low figure, then sell it higher to someone else before they decide to close it with you. 

Your accountant would be the one to decide that.If you do qualify you will be able to take the gain allocated for that exclusion tax free. 

But again, I go through the questions about and decide based on the level of stress/work, cash flow utilization and my overall goal for that rental and make my decision.

Can you manage the property or find a buyer?

Need advice from more experienced self-managed landlords.

I am a licensed local property manager in the greater Asheville NC area and looking to  locate PM's in the area who may be looking to retire from the business and sell their book of business. 

Active management, however, can be seen as employment, which you might not be permitted to do.Forming an LLC: Forming an LLC itself is not typically considered employment.

I am looking for peace and tranquility in terms of property management.