Well address matches listing for their business, always a good start. 

In ideal case I would like to ask for more than the value as-is (30K ?)

I'll search further for 4 units to match the subject property.  

depends what the deal is and who the lender is and what your overall picture is.The deals I work on and lenders I deal with almost always REQUIRE a Brand new single purpose LLC. 

Ideally I would happily pay for tax planning and filing reviews if I could just pass them my TT file back and forth.I think I have correctly gone through a 1031 exchange in 2016.

I'm prepared to walk from the deal (even after five months of dealing with this nonsense), but obviously this is not ideal. 

Hello and thank you for taking the time to read/respond to my question.what do you believe are the top 3-5 characteristics the perfect property management company must have?  Essentially we are trying to determine if ...

Make sure what the contractor is doing matches this.  

I don't see how that cannot be a good Vacation Rental...Could sleep 6 to 8+ also has 3 car garage that can be turned into rec room with items tailored to my ideal customers or something.

While they have been ideal tenants, I absolutely need to raise rent- as I said, it is currently well below market value.