Should I sell now? Need to do 1031 exchange... Or wait?

[Mary Jay]

Hi guys,

I have a couple of houses that I would not mind to sell.

1) One is about 100K (100 year old house in Idaho, 1 bdr 1 bath, have a hard time finding good tenants, mostly college town so the tenants are mostly college students who are not really reliable, forget to pay utilities, I get cancelations of services notices, its not so great when during winter your utility company send you a notification like that). Anyway, I dont have issues like that with my 3bdr/2bath houses because those are usually not college students rentals. The house is paid off, worth 100K, I make anywhere from $400-500 in rent on it.

2) The other house is anywhere from 160-190K in Mississippi, too close to the ocean.  I bought it for our  retirement but my significant other changed his mind and does not want to move there anymore. My mortgage on it 1.5K and the rent is 1.1K=not a good investment.

I don't want a rental that close to the ocean (10 min walking) if I am not moving there myself.

So I wanted to sell.

The problem is, there is nothing to buy so I could do the 1031 exchange...Or if there is the prices are ridiculous!

Should I sell now? and buy?

Or wait?