And/or what subcontractors are used sparingly that could be hired on a case by case basis (roof/HVAC, etc.)?

So why would you want to spend money on direct mail, etc.. when real estate agents are in the field every day.  

Now almost a month later, someone wants to buy one of the replacement properties, which will result in a short term capital gain.Can I do a 1031 exchange on this sale and roll the basis into another replacement property?  

I believe my accountant included staging items as cost-basis for the investment.

I have a marketing person that is on a contracted basis but she will join us full-time in about a month.

I'm out and about everyday.

I would let her know that you've been seeing the dog on a weekly basis and that it either needs to stop or - if she's a good tenant and if the dog is decent and you wish to continue - consider enforcing some rules and monetary agreements.

Our biggest problem was reporting through the owner's portal the exact info we want and excluding info that we didn't want shown on a preliminary basis.

If any of you guys have done wholesale deals if you can leave like a step by step basis and how much were things roughly.

Including these assets, cap rates on the wide range of properties that offer opportunities to add value start in the mid-6 percent range, with attainable terminal cap rates starting roughly 100 basis points higher.