The Interstate and exchanges around it have been completed, making this more accessible, thus inherent value has gone up. 

I give a $20 gift card to the local grocery store day of move-in so tenants can stock up on a few staples or pick up something ready-to-eat from the deli.I have given wine, but you need to be careful & not assume everybody would welcome such a gift.

It can generate better returns, or at least more predictable returns than other asset classes like stocks, bonds, crypto, and other alternatives. 

Security deposit amountYou can find plenty of examples by searching for "tenant estoppel certificate doc" or exchanging "doc" with "pdf" for more options.Here is an example and explanation: Sample EstoppelSome have a lot of legal jargon but this document does not need to be so detailed.

I performed a 1031 exchange last November 2023.

Not always easy to get unless you stock a couple of cords, which takes a lot of space.Propane is going to be your friend up there.

What should be my stock vs real estate vs fixed income ratio?

It sounds as just like you got pulled in with a mastermind class for $10k, you see shiny objects like crypto or stocks going up and think your approach/investment is bad. 

The repercussion of failing to execute a 1031 exchange far exceed the savings you get from negotiating down the agent commission.

Cash out refi.  1031 exchange (sell and reposition).