Kaaren seems to really care about her clients and spotty service by the larger firms seems to be something worth switching over.  

I don't believe they charge any fees aside from their cut of your commissions, so if you're not active, all you pay is 3rd party fees to MLS, TREC, Realtor board, etc.There are many great options to choose from out there, and no firm is right for everyone.    

You're obviously in it for the long haul and your desire to maximize your returns and reposition your portfolio using 1031s is to be applauded as a very savvy strategy.  

@Aundrea Newbern - It's been a while since you started looking for a management firm for your Piedmont Park unit.

Rather, hold firm to your list price (assuming you have it priced correctly) and if it doesn't sell then you will be ready for the new wave of after Holiday buyers in January.I hope this info is helpful!

I am hoping BP can help me find a law firm I can partner with. 

Is it the case that MOST mortgage lenders require 2 years landlord experience to count rental income, and only a FEW of us like @Dan P's lender and my firm will do the silly online course and consider the box to be checked? 

The short of it would be: direct mail marketing, wholesalers, the REIA, and property management firms.

I am partnering with a long time friend and contractor and our Architect firm to purchase the property.

Around here, you can demo an entire house (raised pier foundation) for $10k or less, including haul away.