While you prefer data, consulting local realtors can provide valuable on-the-ground insights.

Hi James - I published this article last year here on BiggerPocekts that pretty much covers your exact question/situation and lays out the options, etc - hope it helps!

Trading up in rental properties after a few years can be smart because it allows you to leverage the benefits of a 1031 exchange, which defers capital gains taxes, letting you reinvest all your equity into a more valuable property.

While I do help others find opportunities, I focus primarily on purchasing off-market properties myself.I began my real estate investing journey in 2019, starting with property tax sales (Tax Liens/Deeds), and have since built a strong foundation in identifying and acquiring valuable off-market properties.

Despite declining sales and increased competition, Macy's real estate assets are proving valuable, particularly as U.S. retail vacancy rates remain low.Macy's has already sold a Miami property for $36 million and expects to generate $115 million in asset-sale gains this year.

I work with plenty of out-of-state investors who are seeing great success here in Ohio.Read this article on the "core 4".

Very valuable area near the city where land is worth a lot. 

They seemed to just rehash the WSJ article but put a more negative slant on it, and probably drew some info from the Real Deal article too.

Here is an article in the austin business journal talking about the redevelopment/development of the downtown area of Kyle.

Gregg posted a great article with information into one of the more popular markets (Conway) just announcing a win for property owners.