From what you’ve shared so far it’s gonna be difficult for anyone to give you a sense about deal quality, and the value proposition to investors, but I’d be happy to engage. 

Finding quality tenants is crucial for generating consistent rental income.

They are also playing games with prices, claiming that some increases are due to increased quality, so no actual inflation.

So, insurance premiums are getting VERY expensive.Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

We made a bet: be okay with no (or negative) margins on cleaning and let high quality reviews pay dividends years later.It’s paying off. 

For example, you could print high-quality postcard-size flyers for a direct mail marketing campaign.

that could determine the quality level the unit needs to be at for a new tenant- Am I doing the work myself, or hiring out?

I thought the same thing on the quality of networking was a level higher. 

I would consider 1031 exchange to one high quality Nevada or Arizona SFH or duplex but high prices and 7% interest rates are dissuading me from doing anything.

@Frankie PaternoRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?