@James R.As I already stated I'll make these minor repairs for a tenant who is essentially problem free.  

But your chances of getting higher ROI on a cheaper replacement are greater.The 1031 as a tool can work to your advantage either way. 

She told me that they have access to numerous private lenders and essentially act as a PL and HML broker.  

A Trust Property:Trusts are an estate planning tool used to facilitate the transfer of assets and to reduce tax liability.

good on you for having the right tools to do the job.

Apart from these things, a very solid listing agent who really knows what they are doing regarding short sales is absolutely essential.  

There are undoubtedly mortgages on the property and you essentially took responsibility of the senior mortgage.You made a mistake in this instance but you still have choices.How much did you pay at the auction?

Holly Nole Implement online pm tool and all tenants Maitenence request will go there as well as invoices and all data By the way, what is the ratio for the whole year: all repairs and maintenance / gross rental income

In addition, we bring our pressure washer and lawn tools, plan on pressure washing siding & treating/repairing decks and fences, painting outside doors & trim, cleaning dryer vents, re-caulk around tubs, etc., all the things that tenants never mention as it doesn't affect their lives but will cost us a lot if the PM does it and even more in the long run if it's neglected.    

The answer to this question essentially boils down to time, cost and risk.