1031 Exchange out of state anxiety

[April Allen]

I'm feeling stuck. I have two duplexes and my own home, all paid for, totalling about 750k. I depend on the income from the duplexes to live (about  $2,200 and $1600 monthly) but am barely making it. 

I have been looking at MF properties in states other than California such as Missouri and Kentucky, and finding the ROI is much better. MUCH BETTER.

I have been nervous about letting go of the one duplex by the beach that gives me the $1600 monthly, but my RE agent can sell it for 235k, purchased last year for 185k.

I want to purchase out of state with a 1031 and have a property manager that I can trust. 

I also have around 100k saved to use toward purchase.

I guess I'm hoping for reassurance, maybe experienced people who have done this. 

And how do I find the right Agent and Property Manager?

I really need to make more money. 

Also considering taking a LOC on my residence.

Thanks in advance!