I'm thinking of managing myself and looking for a fee based advisor who is versed in tax/management.

Will her 1031 exchange tax deferment be affected if she transfers the funds directly to escrow at closing without being on the loan?

An LLC might be a wise choice if you want to purchase many properties or take part in more intricate real estate deals.The owning of real estate under an LLC may have different tax consequences.

The home i live in is a low interest loan and i only owe another 40k on it, will be paid off within 4 years.

Curious if any tax pro's out there know if capital gains from sell of SFH rental property is included "Provisional Tax" for SSA tax purposes.Thanks,Paul

BUT my agent convinced me to do exactly that and I owe him for hammering that advice.

How comfortable are you devoting time to researching tax code and methodology to prepare a cost segregation?

If they move out still owing you money, get a judgement against them. 

Remember that the IRS has strict rules regarding SDIRAs, and any violation of these rules could result in penalties and adverse tax consequences.

We add them to the lease with an addendum and charge a $195 administrative fee for our trouble, which is less than they'd owe if we enforced our lease provision against overnight guests longer than 7 days without permission.