Input wanted on growth strategy

[Ryan Todd]

I will try to summarize my thoughts so that BP community can weigh in

I currently own 2 rentals, one in my local community and one in Austin, TX

The Austin property has anywhere from $75,000-150,000 in equity depending on if I sell it as is, or take the time to renovate it presell. It has tenants on a lease through August 18 and the cash flow is minimal but they have been there for 5 years and are perfect tenants. I believe they would buy it if they could afford it but I think Austin property values have outpaced their ability to buy. 

I am considering selling the Austin property while it is super hot market and 1031 exchange it to pick up 2-5 more properties in a community with a lower entry point.

How can I use BRRRR to maximize this? What other strategies am I not considering? Other advice?