I had to sell so I replaced the HVAC and a day later it was stolen by what neighbors described as the previous tenant.

Basically - I want a PM who keeps the property in good shape and occupied to get paid, and a PM who is either bad at maintaining properties and finding good tenants, or just really unlucky, to not get paid.- PM charges 8% of rent, which escalates to 10% if the property exceeds 95% occupancy with rent collection. - PM charges minimal fees.- PM is contractually obligated to perform annual maintenance/inspection to keep property in top shape. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

I don't have any specifics but as someone who is into tech, accounting/finance, and a consultant to grow businesses.

Simplify the structure as much as possible, have clear roles and responsibilities that are not overlapping (meaning only one person is allowed to make certain decisions) and a clearly defined exit plan.

Its 20 years later I have money in the bank, great credit,  living alone very modestly, and a business that is doing well.

We will have a happy hour in may and a masterclass event in March. 

-Depending on your gain above, you could get a partial 121 exclusion and a 1031 on the townhouse.

Yes, I have done that several times, both as a buyer and as a seller.

Everything can be done with a calculator and a piece of paper if need be.

If you’re strategic about locations, management, and financing, STRs can still offer decent returns in the right market.I totally agree that it’s not all sunshine and rainbows in real estate right now, but if you’re strategic—especially with tax savings and a long-term focus—real estate can still be a viable option alongside other investments.I agree with everything you said but it’s also important to consider the Time component.