When I started in this business 19 years ago,( and there are plenty of folks on here who preceded me ) we didn't have access to the technology that has been able to disseminate the educational portion of this business, like it does today.

@Kendrick Smith with the technology nowadays it's pretty easy to invest out of state.

To be clear this is not your modern boxed office building but one of different spaces built at different times having smaller units.

Old people and technology.....There wasn't any cost because Docusign allows a couple free uses. 

Having laundry in the unit I think gets superior rents and might be one of the highest ROI upgrades.The rental should have a modern feel vs. an old house feel. 

If I've created a nice, modern rehab with an enormous, rusty relic outside HVAC unit that will turn off buyers, I replace it. 

Receptacles intended for window-type holiday lighting may be placed under windows.”Even if more receptacles than the minimum required are installed in a room, no point in any wall space is permitted to be more than 6 feet from a receptacle.”In addition in more modern homes AFCI protection is required for bedroom receptacles/outletsand receptacles need to be tamper resistant (210.12 Arc-Fault Circuit-Interrupter Protection & 406.12 Tamper-Resistant Receptacles).Lighting Required NEC 210.7 (A)(1)210.70 Lighting Outlets Required(A) Dwelling Units.In dwelling units, lighting outlets shall be installed in accordance with 210.70(A)(1), (A)(2), and (A)(3).(1) Habitable Rooms.At least one wall switch–controlled lighting outlet shall be installed in every habitable room and bathroom.Exception No. 1: In other than kitchens and bathrooms, one or more receptacles controlled by a wall switch shall be permitted in lieu of lighting outlets.Exception No. 2: Lighting outlets shall be permitted to be controlled by occupancy sensors that are (1) in addition to wall switches or (2) located at a customary wall switch location and equipped with a manual override that will allow the sensor to function as a wall switch.

So you can follow Jason's recommendation to sell nicer properties and purchase more cheaper properties that provide better cash flow.Of course in the modern 1031 a qualified intermediary is required to facilitate and document the process of you selling and buying.

The technology is really good now, and the material and installation are much less than copper.Good luck

The rent was $1100/mo which is high for this area but you don’t see modern homes for rent in this area.