1031 into Cashflow with 750K equity ? What kind of investment ?

[Kathryn Morea]

My client will be selling her LA area rental house and plans to 1031 into another investment. She wanted a vacation rental house within a couple hours drive, but in California, the cities are banning and severely restricting short term rentals left & right. Budget is about 1.5 million. Current debt around 500K, so she will need a new loan at least that much. Current equity about 750K. I'd love to hear BP ideas on the best place for her to 1031 into and park that money. Cash flow well over debt service is important. She is open to moving investment out of state. She works full time and can't be too involved with the project. Some thoughts are apartment building, mobile home park, NNN commercial. Being in path of growth is important (Florida, Austin, Nashville?) Reasonable property taxes and landlord laws are important as well (weary of some northeast states). I'd love to hear some ideas / advice. Thank you in advance.