Quote from @Devin James: Quote from @Andrew Syrios: “If you want to increase your success rate, double your failure rate.”- Former IBM CEO Thomas Watson This is my first time hearing this..

Should I sell and 1031 the equity into a apartment complex where I can increase my net per month?

There is nothing illegal about Subto when it is done legally, as you infer.Actually, Due on Sale is a result of banks calling loans due back in the 70's and 80's, simply because interest rates had increased and other spurious events like that.

It focuses on the increasing number of real estate investors in Indianapolis and how they're outbidding retail buyers.

This could increase interest rate and or down payment.2.

This has been the experience in Vancouver and Toronto for the last while, where anything and everything just increased in value by crazy amounts. 

But during the summertime I can increase rents between tenants 

In my market I have found there are under performing apartment buildings between 10-20units that have potential to increase rents and cash flow.

The point of the questions above is to emphasize that renting out by the room increases your chances for more problems.

Without major rent increases, multi-family property values tend to stay flat.