My advice, as some others touched on, would be to find local real estate meetups, network with experts there and build relationships with them.

Paying 40k that I can't touch to save what $130 isn't worth it in my opinion. 

I live in Grand Marais, Michigan, where my family owns and operates Superior Hardware, our family business.My passion for real estate started when I was 7 and asked my mom if she could download the Trulia app for me on my iPod touch (remember those?!).

I can get in touch with the branch manager in your region and make sure you are contacted quickly.Ryan Murphy,I'm sorry you had a poor experience in the Seattle area, I can also make sure you get contacted right away. 

Quote from @Saar Amit: If intending to use a 1031 exchange, I must reinvest the proceeds into a like-kind property within 180 days.You cannot touch the proceeds.

Here are some simple tips to help you communicate better with your guests:Respond Promptly: Try to reply to messages and inquiries quickly, ideally within an hour, to show you’re attentive.Provide Clear Info: Make sure your listing is detailed with information about your home, rules, and check-in process to set clear expectations.Personal Touch: Use the guest’s name and reference their questions to make them feel welcomed and valued.House Manual: Create a simple guide with Wi-Fi details, local tips, and house rules to answer common questions.Check-In and Check-Out: Send reminders with instructions a day or two before their stay and before check-out to keep things smooth.Respect Privacy: Let guests know you’re available if they need anything but respect their privacy preferences.Handle Issues Well: Address any concerns promptly and professionally to ensure a positive experience.Follow Up: Check in after their arrival to make sure everything is okay and thank them after their stay, asking for feedback.If you have any questions about managing your Airbnb, feel free to reach out for tips or advice!

If they are otherwise a good tenant, I would put them in touch with some local rental assistance agencies first.

As a final touch we collected art to match different themes that connected us to the house.

Big mahalo Andrew - we'll be in touch at some point in the coming days.  

There should be a person that is a direct contact that you have been in touch with along the process to make sure you finish out the project and that you check in with on the property rehab.