If you have fired clay tiles or decent quality plastic it's unlikely jetting will hurt the lines.

A month ago he completely stripped & replaced the old leaking roofing tile (damn sky-lights) over our 15x20 hot tub room for $180.If you find & keep a good handyman they're like gold, my wife says I seem to adopt them.

You should have several low maintenance years ahead of you with this rental property.Where people get in trouble here IMO is when they build the house they want, then try to justify the expenditures that will not return (like upgrading from that pretty $5/sq ft tile to the $50/sq ft tile . . . just in the master . . . cuz it really makes a statement!). 

Maybe your new PM will be able to clearly lay down the law to the tenants and bring about change in their behaviour?

Remove wall paperPaint Replace carpet with vinyl plankRemove popcorn ceilingReglaze bathroom tiles whitePaint kitchen cabinets whiteNew modern fixtures and hardware What was the outcome?

Our primary here in LA would then be rented and become our investment property.Based on the research we've done on house prices and rents in Ventura, we most likely will be able to accomplish a small cash flow situation, however, the main goal is to lay the foundation for us to be able to move out of the city and not lose the gains we've achieved in our Venice property.My main question has to do with how, and if, the 1031 deferred taxes owed get transitioned when the investment becomes our primary.

You have to lay out the numbers for them.Or you may have to wait till you rent the WA house to show it cash flowing, then use the BAH on the Arkansas purchase.Good luck. 

Your first few deals lay the cash flow, equity/ LOC, and primary strategy direction for your next two or three deals.

Yikes this is a bad surprise to me   I never take depreciation  So if I buy a house cash for $100,000 rent it out for 12 months $1000 per month figure no expenses for this example I sell it and receive $125,000 after all closing costs so I have $12,000 in rental income and $25,000 in long term capital gains   I pay my long term capital gains and the income for the $12k In addition to laying that to the IRS where else do they take 25% from?

After renovation was complete (New HVAC, New Flooring throughout-hardwood and tile, New Paint, New Kitchen Cabinets w/ Granite and Stainless, New Appliances).