Saying I did (extreme damage to the property and regardless to the terms of the note and mortgage I should be held liable personally, pay attorney fees, and any amount that was still owed after the foreclosure sell.

Does anyone have any advice on setting up a trust to reserve capital versus conducting a 1031 exchange?

The market is extremely high right now.

IRA Services Trust Company is often used by my clients.

Our lender and real estate agent have been not overly helpful throughout this process, so I can't trust that they are doing everything in such a way to move this forward with no glitches. 

Earn respect and trust through action.

I would say the biggest issues they face are matters of trust and also providing quality property management.

One such custodian is IRA Services Trust Company.

You could allow them to drop their payments in the night deposit along with the proper deposit slips provided you trust them not to make mistakes on the deposit slips for which account and who they are making the deposit, however; if you want true 24-hour convenience to a few tenants, get them an employee, deposit only, card for the ATM. 

I've found this book extremely informative in filling in questions about uncertainties regarding numbers, and if you base your numbers on the formats outlined in the book, you're much less likely to make a foolish investment.Just my two cents... and hopefully it's worth more then that.