Some do excellent work while others, well you know. 

He is, in fact, an EXPERIENCED MARKETER.That's an excellent post above, Bill!

Are comps always evaluated at homes being in excellent condition with little to no work needed? 

Lease to own is an excellent way to get control of the property.

I'm not sure if he would be interested in the property location part of this equation but @Jerry Ta with PropertyCare would be a great choice for a property manager in Houston.  

So, I had two choices.

If you go into the rural parts of GA, SC, etc, there are excellent deals. 

We would prefer to keep these properties as they have excellent cash flow.Some have suggested to take out a loan, however this is troubling to me as we dont need the $$. 1031 exchange is an option, but finding another property is a problem.Does anyone know a good attorney/tax advisor in PA that has experience with large real estate holdings?

I would caution that whatever route you take, be consistent to each and every tenant because if you say one thing but do 2 or 3 things, courts will not look positively at you for inconsistent practices.If/when you need to find new tenants, be sure to have your own application, use the GBREB forms, and I've used the smartmove background/credit check online system multiple times with much success.BTW, you will find multiple opinions of what to do or not do... neither is right or wrong, everyone has their own system that works for them, so you will need to make that choice on your own.  

The property is going to sell itself, you just need a design to maximize your profit, great contractor team and the will to pursue this with excellence.