Hoping that the new value will be in the 150k+ range and that number seems very conservative given the value of the other homes in the area and their sale price. 

Is there a third party company who can provide maintenance, a property manager, etc?

They will also charge you to have an inspection by a 3rd party to make sure the work is done.

They will also charge you to have an inspection by a 3rd party to make sure the work is done.

It doesn't have to be fancy and written up by an attorney, but it should be very clear and signed by all parties so there's no confusion.

That's fiscally conservative, practically bigger pockets heresy (people are looking at me and taking their pitch forks out, as we speak), but whatever, so be it.

I’m actually more conservative than most, I put away 20% of rent for these.

So the more tax you can defer over time the more income you'll make over time from the deferred tax.A 1031 does require the use of an unrelated 3rd party to the transaction called the qualified intermediary. 

Most importantly, it conserves your cash and minimizes your risk. 

If you did conservative depreciation and took $10k of it - you will have a depreciation recapture tax on $10k.