I have seen plenty of properties come and go since I have begun searching and I have recognized a deal that I would like to move on and I know timing is not on my side. 

In the event the property is full depreciated, generally they would recognize gain and that gain may be 1250 gain.The gain may be able to be deferred by reinvesting the proceeds. 

What many people fail to recognize is any calculator is a tool to provide results based on a given scenario.

@Zach Westerfield, I recognize that name from Pike County.

You just need to recognize that the real estate investing industry is one of the most litigated industries in the United States.The issue you can run into if you want the protection of the LLC is that lenders (and not all lenders will offer a loan to a new LLC) will only offer you commercial loans, which have higher rates than a personal loan.

Then interview them and find the best fit for your personality, skill level, and experience. 

That said - before hiring any property manager, you should be interviewing them to make sure they fit your needs/comfort level.

Remember, it takes time to find a good PM, and it's good to stay in touch with other PMs that you interviewed. 

For you investors on "Series LLC Friendly" states who are also investing out of state, what are you doing to protect yourselves across state lines where they do not recognize these types of entities?

Interview/vet multiple PMs3.