So how have you vetted your PMs to avoid your issues at this point (what questions asked, how many references, etc?) 

For those reasons, I would avoid Avail.

I avoid properties like that because it's high level, high risk investing.

I told them i had done a 1031 to avoid paying the taxes.

As  a landlord, is there such thing as market researchers viewing units for various Intel? If so, what are the signals or traits of them?

You will also need to notify the county property appraiser that you are still the beneficial owner to make sure that they won't reset the cap on the assessed value of the property for your property taxes.Regarding the note, as you are not changing the name of the mortagee, there is no transfer of the note and there should not be any doc stamp.Also, avoid the quit claim deed, use a warranty or special warranty deed instead. 

Not the other way around if you can avoid it. 2) The two are not mutually exclusive. 

It’s an Airbnb that stays fairly busy and I keep up on the maintenance to avoid as many problems as I can.

So it appears to me that to avoid any issues or potentially being ripped off by someone you need an overseer who reports back to the owner. 

Avoid this property.