I would also add that perhaps there's more improvements that were made throughout the year that OP maybe isn't considering (even like little items).in addition, items at closing (both at purchase at sale) also affect your basis in the property/gain on sale 

While I suspect nothing is perfect and this is a valid concern, on the call they mentioned items to make it seem secure. 

He has so many great insights and actionable items within his book.

We have a rental in CO with about 200k equity, and a bit of cash stored, but it's a huge leap to take and i don't feel like my ducks will ever be in a row.

You won’t be responsible for any large maintenance items, like replacing the HVAC, and you can move at the end of the term without having to worry about market timing, showings, or closing a sale.

Also even if the cost segregation consultant treats something as personal property for purposes of his or her study, if local law treats that item as real property you can still include in the Section 1031 exchange.

One last item about recording: check your local and state laws concerning recording with or without disclosure and consent.I hear the groans. 

1 - closing costs both ends, holding costs, make sure to know costs of all POS items / reinspection's / what they could identify on future inspection, rental registration etc.2- As long as you are satisfied with the return I would3- If you can use hard money and use the cash for another deal at the same time or put it somewhere else to grow I'd do that.

We have also actually fired two homeowner clients because of their lack of willingness to repair items that we felt were unsafe.If you are going to self-manage, then self-manage, including periodic comprehensive safety inspections, and making necessary repairs.

My dilemma is replace the exterior items (which I can't really raise rent for).