There were a number of break-ins during the evacuation, about six of them on the part of human miscreants and 15 on the part of bears. 

You can check out our video we made a few years back if you go to Youtube and look for "Break Into the Vacation Rental Market with Jonas Funston and Bill Beck!"

If they really want to break the lease and leave, they will and you are obligated to quickly re-rent the unit and only charge them for the vacant lost time. 

I Seems like buying a house that doesn't need rehab just breaks the the BRRRR model as you don't get the lifted appraisal from the rehab and therefore lose the opportunity to get your money out of the deal, your downpayment stays in...

And if you supply it and it breaks then you have to replace it .

I’ve been told by other investors that the “like-kind” aspect of 1031 is intentionally grey so you can likely fold into a quad without breaking any rules, but this is a conversation for your real estate attorney.

First let me say good idea and nice thinking to add capacity of new elder homes.This google string brings up good reading and a few states reg's URLs:   building assisted living trainingBUT here's some info I heard;- Due to covid deaths in the elderly some nursing homes (and probably ALF) are running 50% to 70% capacity and this is the break even cash flow point for those facilities.   

Also factor in your increased maintenance costs to get your break even. 

Would you say you were break even or slightly under after hiring a PM?

We almost break-evened on the property and at one point we were even look Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?