State Farm is ranked #1 in auto, home, and life. 

In ideal case I would like to ask for more than the value as-is (30K ?)

depends what the deal is and who the lender is and what your overall picture is.The deals I work on and lenders I deal with almost always REQUIRE a Brand new single purpose LLC. 

Ideally I would happily pay for tax planning and filing reviews if I could just pass them my TT file back and forth.I think I have correctly gone through a 1031 exchange in 2016.

I'm prepared to walk from the deal (even after five months of dealing with this nonsense), but obviously this is not ideal. 

Hello and thank you for taking the time to read/respond to my question.what do you believe are the top 3-5 characteristics the perfect property management company must have?  Essentially we are trying to determine if ...

You should get proof of Liability, Business Auto, & Workers Comp. from the contractor before they start the job.  

I don't see how that cannot be a good Vacation Rental...Could sleep 6 to 8+ also has 3 car garage that can be turned into rec room with items tailored to my ideal customers or something.

While they have been ideal tenants, I absolutely need to raise rent- as I said, it is currently well below market value.

I want to make sure the cash flow is good before investing all of it.I looked into a HELOC and that is what I ideally wanted but found that banks are either not doing them or your credit has to be impeccable to qualify.