I am definitely leaning towards the 1031 exchange because the neighborhoods I'm currently flipping in JAX are still considerably below 2006-07 peak levels and has room for appreciation if I exhange into a multifamily property in JAX. 

I'm wondering if I should create a trust with me as the beneficiary to provide a level of anonymity.

I look at the job , topsoil is there ( 20 tons) flat level lawn , looks sparse and its 18,000 sq ft .

A lot of them are getting to a point where you get the look and to some degree feel of the simulated material with the practicality of the actual material.I think SS appliances and granite counters will maintain some level of popularity long-term, because they last fairly well. 

When interviewing potential PM's determine a service level agreement that you are happy with and ensure they (and you) stick to it.

There are companies who solely do foundation work/house leveling. 

From what I hear, Florida is where old people go to die so inventory levels are probably quite consistent.

I think that is the takeaway from this discussion is that it makes good sense at a small level, can be a hassle and complicated if you have a lot of properties.

I have also heard that it is important to make sure you have clean hands as the first level of conduct is for them to assume you are involved as well and are reporting because of some "falling out" with the target. 

Dig a little deeper into her rental and financial history and I'll bet something shows up.I'm not saying that a review of their application and maybe even a deeper inquiry into their rental/credit/criminal history will definitely reveal something that should have been caught.