Help choosing a new RE investing strategy

[Julia Taylor]

We own a STR and have decided hosting and the stress of owning a property 1500 miles away are not for us. We are not interested in hiring a PM or co-host. We are going to list our property for sale in the next 2(ish) months and want to invest in something more passive. No flipping or BRRRRing. We will likely have $150K-$175K to reinvest. We are not sure where to start with choosing a new investment strategy. My husband has romantic dreams of buying land for an eventual retirement home for ourselves (10-12 years for him, longer for me). But I'd like something that provides some cash flow, even if it's only a little.

I'm feeling overwhelmed with where to start my research. I spent an exorbitant amount of time (months and months) researching STRs and markets (I basically took it on as a full-time job while I was underemployed). I don't have as much time on my hands now to go crazy figuring this out (and let's face it - probably majorly overthinking it). 

I am not sure if a 1031 is going to be part of the equation or not since we are looking to purchase something at a lower price point than what we sell for (not clear on that, but I'll probably post separately in the 1031 forum for that topic). 

Any books you recommend on choosing a strategy? Any specific podcast episodes you recommend? Any other suggestions for how to narrow my research? TIA!

[Dave Foster]

@Julia Taylor, One of your big calculations needs to be a comparison of moving into a passive opportunity you can 1031 into and keeping the compounding effect working for you.  Versus paying the tax and going an alternative route.

Delaware Statutory Trusts are specifically blessed by the IRS for 1031 treatment.  They would allow you to actually purchase more depreciation to write off.  And are totally passive.  Most of our investors are either moving that direction.  Or buying houses they later convert into a primary retirement home.