I still need to look up the IRS guidelines around the qualifying real estate professional.

Yes, it is a numbers game.They say... 1) Postcards are easier to get glanced at and tossed. 2) Letters have a greater chance of getting opened and read. 3) Hand written notes and envelopes get opened even more.You could spend about a dollar per letter mailed doing it yourself, or you could spend $2.50 or more each for a company to do it for you and maybe have "mechanized handwriting."

Check with a tax professional, but if you have lived in the home for 2 of the previous 5 years, you may not owe any capital gains tax, and so a 1031 is irrelevant.If you didn't you may want to wait.If you do go ahead, read about 'mortgage boot'.

It is untenable for Private Companies to make a profit without buying another company that is leaving Florida and then declare Bankruptcy to Steal the companies leftover funds.

Working with a qualified cost segregation specialist or tax professional can ensure that you maximize the benefits and comply with IRS guidelines.ROI Analysis: Evaluate the potential cost of the cost segregation study against the expected tax savings over time.

That's a cool company name 

I will definitely be contacting a pro to see if I would be better served by a professional analysis. 

The broker is also the property management company, and they believe there is some room for a rent increase.

You’re too low and you could have had a professional PM for free or you’re too high, and after one month’s vacancy, you could have a professional PM for free. 

Cash is king Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?