I would personally 1031 into a more landlord friendly state like Ohio or another midwest state.

We will be getting a more detailed estimate. 

Local realtors put out videos reacting to some of the horror stories landlords have lived through as well as recent law changes pertaining to the topic.Non-RE related... perhaps something that shows you in a more personal light... highlighting a restaurant you went to, a new workout routine or supplement you're trying, a book you're reading, hobbies/activities you engage in, etc.

Full guts of the bathrooms, replacing all fixtures, throwing modern tile finishes for the tub/shower, new vanity, new cabinets in the kitchen, island, new stainless-steel appliances, new flooring throughout, new recess lighting, and likely new siding on the property to give it a more freshened pop for when it goes back on the market.

Sometimes, a more expensive home with lower property taxes can be more affordable than a cheaper home in a high-tax area.

In contrast, sites like Zillow verify the owner's status before listing a rental, ensuring a more secure experience.

You can get the same (or more) rent and have a more casual and fun experience.Just my $.02

Sell the asset and reinvest into a more productive asset.

@Pradeep Roy both are great markets but I prefer the Memphis because it's a more robust economy and there's a higher probability for appreciation.

It's seems like $500 is a more reasonable fee for a 1 to 1 exchange than $1000.Please let me know if this is not the correct category for this post, or if asking for a recommendation / posting a link are not allowed.