Thinking about 1031 option and buying more income producing properties possibly in other parts of the country.   

I've had success turning vacant Florida land into private shooting ranges.

For that time frame it would not make sense to turn it into a STR as there won't be enough time to establish a history to attract good vacationers.

In fact, the whole of my experience with you is that most of the things you say in connection with the "investments" you are peddling turn out to be lies.

Rent ready in leveraged RE in this market does not produce returns that meet my expectations of return for my effort. 

This would depend on whether your property is overvalued by the tax assessor and in turn you are paying additional taxes on that additional valuation.

There is a case for buying well-located solid assets that produce immediate current cash flow at reasonable leverage. 

In his experience, Memphis’s higher-than-typical rent-to-price ratio sounded great in theory, but property management turned out to be a huge factor-especially if you’re not local.

If the turnkey company gives us an idea what the property is worth, our verification doesn't go back to the turn-key to question about the value, no we instead turn to third party i.e. independent re searches that verify the value - and same with all other information given to us by turnkey companies, realtors, sellers or whomever your are interreacting with."

Turns out, someone turned off the boiler switch in the hallway!