We have had many tenants we've worked with for awhile, with mixed results.  

There are also some great CRM software programs that integrate with Quickbooks like Results and Salesforce.

Wrong holiday....but I guess you could say due to all the men and women that laid it all on the line is a direct result of our independence.

Want to cash out now to pursue other real estate investments .Buying for face value does not make sense any more in this area because of the appreciation . as a result i am looking into alternative ways .

In terms of tax consequences it's pretty even provided your rentals are producing enough income for you to write off the interest in the current year and not have to carry it forward.  

Here in Ohio you have to disclose only if you've had your property inspected for mold by a qualified mold inspector and if so, what were the results and remediation taken.  

The result is that whereas 5 years ago passive investors expected little more than an investment summary, investors now expect (and demand) a private placement memorandum, subscription agreement, attorneys opinion, tax opinion, and full compliance with the securities regulatory environment, even on smaller deals. 

Two part question. 1) What are some current areas that are producing good to great returns and 2) Are there any realtors that can be my "boots on the ground" willing to work with me?

If we didn't need a place to live, we would have looked for a rental property (in or out of state) that could produce good cashflow versus house hacking. 

Problem properties are the result of problematic ownership.