I don't mean to sound mean, but you need to hear this. 

Or take the mortgage out completely and add your rent payment in under the taxes or some other expense category. 

Expenses naturally rise with inflation: True and also COMPLETELY FALSE!

Someone's been telling me 18 to 20% and that sounds insane

Just as a general comment, not every market has buyers, as weird as that may sound. 

I'm grateful to have completed another 1031 Exchange. 

Personally I would be reluctant to liquidate the majority of my current portfolio to embark on a risky new gig.The terms sound great, perhaps a little too great?

They can help navigate challenges, identify market opportunities, and offer sound advice based on their own successes and failures.Risk Mitigation: Sharing the risk with other investors can reduce your exposure and help protect your assets.

I would start by reaching out to independent contractors or maintenance repair companies—completely separate from your PM first before leaning towards selling.

.$17k doesn't sound like much work at all...can you describe in more detail what the repairs are for the mechanical, electrical, and plumbing (MEP)?