Then you have to consider depreciation recapture -basically, any amount of depreciation you've deducted on past tax returns lowers your tax basis in the property (increasing your capital gain) and any capital gain attributable to depreciation is taxed at 25%.

I do have a property manager (I pay them 10% of gross rents) and they have contractors that they use.  

The property manager is also a realtor and has suggested selling the home multiple times.  

Buying and holding rental properties, on the other hand, can be done from anywhere as long as you have a great realtor and property manager. I

All I know is we are busy and as the Rehab Division Manager I do not have enough time to handle this much further expansion.

Use a project manager. I

I guess I'm lucky so far that none of my tenants pay late or have a messy/filthy place, I attribute that to good customer service and being attentive to my investments. 

But, conventional loans do have what are called Loan level pricing adjustments (LLPA) that adjust the rate (mostly up) based on your exact loan attributes.   

Finding a good manager is just like finding a good tenant: you need to screen!!!

So today a property manager I assume, has contacted me as a rental reference for this tenant but I’m not sure what I (legally)should/can tell her.