They did not mention anything else, but after reading **numerous** reviews on yelp on ETC, I found that their services are terrible!

Maybe I am reading into the perception of it too much?

Much of that is perception.

My perception is that it is somewhat less risky for a rehab because your intent is to resell at the end of the work, thereby paying off the HML lender. 

I know there are numerous threads about the pro's and cons of having an RE license while investing so I will go back and review.

Third, not a numerical consideration, but if the real estate is in a retirement account, you won't really have access to the real estate or cash until retirement without significant penalty.Also, please sit down with a GOOD financial planner & tax accountant before you do ANYTHING.

There are mailing services that will accept the registered agents' appointment, however, most attorneys will welcome the appointment as if they are contacted, their billing time may start, so I suggest you simply call attorneys in that state and inquire. 2, Mail is best addressed to a POB IMO than to a residential address, it is not a comingling issue but more to marketing and public perception, you don't want mail forwarded IMO due to time constraints especially with notices, I suggest avoid the relay of the pony express. 3.

What a challenge, FYI I have had numerous similar experiences with heat, cooking gas, electric ect- 9 times out of 10 the tenant never turned on the utilities because for the first month or so there is a gap from when you get it out of your name until the service company comes out and formally shuts off the utilities.

Hopefully, that makes more sense, although I'm not sure it really changes the decision at all.Her lender and I have been working together and they actually stated that I should pursue a short sale and that he has personally seen their exception department make husband/wife exceptions numerous times, so I'm not sure who to believe when you state, "it isn't an option."

There are numerous reasons to use a property manager, all of which should play into your numbers analysis.