Fairmont is a good little market!

but, just to be candid, with the market the way it is right now, it's the most hands-on, time-consuming, gnarliest projects and strategies that are generating the best returns (and i am not recommending those - just stating a fact.)plain vanilla LTRs are still a great strategy in the long-term - they're just tough to acquire and they're not going to cash flow.can you tell us a little bit more about your background and what time you do or don't have available? 

I wouldn't let the time requirements of a 1031 exchange dominate your thinking at this stage in the market.

A great target is a property that was last renovated between 2012 and 2019, meaning it is still in decent shape but could be upgraded to 2025 standards to maximize rent and value.You can also look at properties with long-term tenants who have been paying below-market rents.

You are able to find properties off market and are turn key and ready to except your proceeds. 

I am exploring the possibility of purchasing an off market plot of land, building a modular home, and then selling it.

Quote from @Joshua Janus: Cleveland, Ohio is a great market to focus on for cash flow and specific pockets have gone up 2x and upwards of 4x in the last 5-10 years even!

Markets we work in for additional info are Tampa Florida | Jacksonville Florida | Orlando Florida | Miami & Ft Lauderdale Florida | Columbus Ohio

It was an off-market deal.

I used a hard money loan to purchase this off market deal.I rehabbed the upper two units within two and a half weeks and have a renter already lined up for one unit.