The 1031 first would make sense if you needed to reposition to make it more attractive for a refinance or move it to increase cash flow first or change sectors. 

Get that bench strength first and then you'll be ready to move forward quickly and seamlessly.Best...

Thanks but you won't be making any money on a new build because in so cal there is no land to build  same in miami where I moved to from columbus.

@David Spurlock from approximately 2012 to 2016, you could buy a depressed valued Class A rental and rent it for immediate cashflow in many parts of the country.After Class A property values recovered, investors moved to buying Class B rentals - but used the same assumptions they used for Class A rentals.After Class B property values recovered, investors moved to buying Class C rentals - but used the same assumptions they used for Class A rentals.

I’d be happy to chat more about what you're seeing in different markets and what strategies might help you move forward with confidence.

I've had qualified renters move into a rental, add their bum friends or family members, and then disappear, leaving me with bad renters who weren't approved and aren't on the lease.The best practice is to screen every adult, approve them, and add them to the lease. 

Vacancy can kill you in any of the markets you are most likely considering but if you get good S8 tenants in a property they are much less likely to move. 

The only time we need additional information is if they are denied.Once accepted, we tell them exactly what we need from them to move in. 

We increased the rent slightly after the first 24 month lease and were able to recently increase the rent when the first tenant moved out.Lessons learned?

Good pro tip is to not tell the tenants you're moving into next door that you're the owner but just affiliated with the property manager.