For every 1 landlord trying to do it right you can bet there is 1 that doesn't' care, just putting a body in.  

Now I have fast reliable service at a lower price point and I can quit anytime with 30 days notice.

Any time there is smoke detector or running water, or maybe  heat is off in winter, burst pipes, you can make an emergency entry. 

Your best bet though if you're looking at those types of opportunities will be to research properties that are owner-occupied and their business is struggling and/or are delinquent in taxes, mortgages, and other liens.

I think that is the safest bet as I'm still able to cash flow based on numbers I've run on how much it would cost to finance the conversion and the rental value I'm currently getting on a room with a private entrance and private bath.

Now, any time I give advice on taking money out of an asset the question is always the same - what are you using it for?  

Once the land you want to sell it a separate parcel, you're good to make a deal with your neighbor.Hope this helps a bit - please, feel free to reach out anytime if you have other questions or just want to chat!

For 1031, I would consider Brad Horton at www.bhx1031.com - please mention I recommended him, only because he has been so responsive any time I've had questions.

They did an excellent job for me and provide ongoing support--I can call any time with additional questions for no additional charges.

The legal owner or mortgage company of the property sold at the sale is entitled to redeem a Certificate of Purchase at any time within four years from the date of the tax sale.