Is the property held in a trust or does the heir have court powers?  

Now that you have the crew on field, don't forget to check tools available on BP to help you analyze flipping opportunities and be sure that the math behind a flip works before jumping on a deal!

I would recommend using the network tool on BP to reach out ot the rehab guys in that area and ask who they are using.

But your chances of getting higher ROI on a cheaper replacement are greater.The 1031 as a tool can work to your advantage either way. 

A Trust Property:Trusts are an estate planning tool used to facilitate the transfer of assets and to reduce tax liability.

good on you for having the right tools to do the job.

Or try to connect with other investors in your investment area, find a new pm and give them power of attorney in a limited use to fire and replace your current PM company.  

In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.    

(I use tools to do this.)And, you can take the pulse of a market every 6 months to gauge where it might be going by following job growth, migration trends, major employer actions, affordability, etc.I don't buy purely on appreciation potential. 

@Veronica Brock Seller financing can be a powerful tool for both buyers and sellers.