Thinking of selling a home in Decatur, GA

[Hyun Supul]

Hello all, I have a few single family houses in GA. The one in Decatur, GA has been giving me some problems. I brought this for 70K and Redfin and etc says it's worth about 200K now, giving me about 150K equity. I am thinking of selling this into a 1031 exchange. The dilemma of course is that the mortgage rate is very high now. But an option for me would be to use this for an almost-cash-deal. For example, If I buy a 200K house with a cap rate of 7% or higher, with a 75% down payment (as an example) I figure I can still significantly increase the cashflow.  Now the deals within GA with high cap rates are getting rarer. So, I am thinking of buying in other states. This is somewhat frustrating times. But I wish to find ways to increase my cashflow.

If you have any thoughts, comments or advice I would appreciate. If you know a trustworthy realtor who serves the area I would not mind a referral either. Thanks

Hyun