We serve as an expert witness and I see it time and time again where investors used someone that was not experienced and had no expertise in 1031 Exchanges. 

Now I have another tenant on a lease option that has paid on time every month for 5 years but can't seem to keep a constant job during this economic downturn.

Perhaps one of these experts can opine: @Amanda Han  or @Steven Hamilton II Thanks!

Mr executor, the best way for you to get the most amount of net cash to your heirs is to get a real estate expert to fix it up and resell it. 

I am no expert here but I believe there is something called a "due on sale" clause in your lenders documents.  

Do not be misguiding by other investors that say "why pay a commission"Your paying for an expert no matter how much you think you know we're apart of a regulated industry and a lot of information is available to us not you.

I have only used a VA for minor admin tasks so I am no expert.

simply due to economic hardship(came from 2 incomes to 1... long story)  it might be a challenge but I am determined to make all the laborious part of this plan work.so to start - do I want to form an LLC or an LLC S Corp?

I'd love to hear some advice from the experts on here about what type of property to buy and how to get started.  

It will also help you stay focused on the economics of the deals, instead of doing deals just be doing a deal.