I read about a 1091 exchange and if i reinvest my money into another property within 6 months then ill avoid paying the taxes on it. is this a good plan, if not do you have any other suggestions.  

I would also weigh if you plan on staying in the home you are in now for a long time or move in the next 5 years.

The plan is to transition into a new home in 2025 or 2026 while converting this property into a long-term rental.

A 1031 exchange does not apply to primary residences.If you plan to use the proceeds to buy land for a business, consider whether the land qualifies as an Opportunity Zone investment.

Charges for marketing pics, 3-D Tours, Floor plans?

Would love to hear form some Multi-Family owners/operators in these markets about pros/cons and specifically neighborhoods to avoid.My wife and I have been to Columbia SC many times and, while we have never been to Little Rock Arkansas, we plan on going in Late March! 

With careful planning and local insights, Richmond can be a solid addition to your investment portfolio.Good luck!

Quote from @Michael Smythe: @Felicia Jenkins the shorter the term of the lease and the more tenants there are, the more challenges you'll face - especially if you plan to manage remotely.Who will be your boots on the ground, do showings, maintenance, etc.?

Make sure you check the local ordinances / zoning and talk to the local administrator to see if you can do what you are planning.

Like Jay said, often, new construction does not go as planned.