Good cash flow but not as much work required as AirB&B STR few days at the time bookings...   

I offer a monthly fee program for clients like yourself and no AUM is required.  

As a broker, I'm always trying to find the best deal for the specific client and property.If you are looking for local private money lenders, your local real estate investment groups might have some leads for you as well.Most institutional private lenders are going to need an appraisal/valuation of the property, and permits to be issued for the construction of the building (if your area requires it). 

It seems like it is ran similar to section 8 housing with vouchers and specific property requirements. 

They take a bit longer to close but they typically DO close.I think you might be limiting yourself too much by requiring cash only and not listing them on the MLS.

Doing a 1031 only just moves your equity in real estate around with deferred tax liability.You have competing requirements. 

@Chris Dawson What I'd guess @Basit Siddiqi is saying is that a single SFR does not require a level of involvement that, in and of itself, can possibly satisfy real estate professional requirements.

One we just took on under management required a $175 admin fee to register the condo as a rental with the HOA. 

There are lots of Youtube videos that go through the details for Inspections and Reserve Requirements here.

If you're difficult to deal with or require extra handling (i.e. pays each month's rent in 2 or 3 payments) there's a $250 upcharge on what the rent increase would be normally.