I live in North Georgia and a few people have said the town in general has declined since the casino was built but I figured that would draw more interest and the numbers still look pretty good.

One other consideration for Reno- college town. 

., the latest "guru" lawyer just rolled through town convincing the tin-foil-hat crowd that everyone is coming after them, and they need to pay him to arrange privacy and asset protection.

It’s definitely worth exploring these strategies! 

My goal is to scale up over the next few years and add another 10-20 doors.I ran across someone that is saying they are building quadplexes in the same town in Texas as my current rentals there, so I have some support system there.High level this is the idea on the deal:4 units constructed as 2 duplexes on one parcel.1250sqf 3/2/1 units$650k sale price, CME is $820k according to builder, will have a independent CME done if/as I move forward.Rent per unit is $1750 based on the other quad in the developmentBest guess at this point is about $16k/year cash flow at a 9.5% cap rate.Builder is a sister company of a established company in a related industry that has done "some" builds before but not a lot.

Looking at some properties around there and it seems to be the norm to have a cesspool in a few towns (WW, Coventry, NK/SK)Any immediate watchouts or gotchyas / red flags?

To buy a lot outright its usually around $150k or so, depending on area of town.

Whatever you decide, remember that appreciation is why you're exploring a 1031 :) 

As @Lucas Martinez mentioned, FMV rents in Santa Barbara have exploded, I'm trying to be considerate of my tenants while also exploring a path to adding value to the investment--which I know probably falls into the oxymoron category.

If you’re considering expanding your portfolio, those markets could be worth exploring.