maybe a personal residence or other real estate he might owns?

We've also paid our primary residence down so we could get a HELOC for future investments.

I have interviewed a couple of them so far such as The Trinity Group at HER Realtors, ERA Real Solutions Realty, Northpoint Asset Management, Columbus Property Management Pro's, Golden Gate Real Estate. 

My name is Valerie Kester and while I have bought and sold several personal residences (including landlording)  I am brand new to the investing side of real estate. 

Thanks for the explanation @Curt Davis but If I'm not mistaken the property mgt. company role does not end on assigning a resident and collecting rent.What about ongoing fixes around the house (broken appliances, electricity issues, etc.) ?

In Georgia it makes a difference, whether it's a personal residence or if it's an investment property.

Is there still hope to negotiate the short sale despite the prior homeowner, who no longer owns the residence, refuses to give me authorization to speak with the bank?

@Dick Stevens I purchased a 29 unit apartment community and the former owner had rent payments due throughout the month...crazy administration.  3rd party management spent the first couple of months getting all residents on the same due date.

Here are my two questions:1) Can we occupy it as residence but rent part of the house out to a relative so as to still have it qualify as a 1031?

Unless its a multifamily home with a single meter and common areas who ever resides in the home should be responsible for all utilities.