I chose Chase because they had a lower rate than the local lender I talked to in Alaska but now I can see that was a big mistake.

You will likely have to lower the rent because you are taking space away from them AND making them share space. 

If investors attempt to streamline their services, it can lead to a more organized approach to property management, lowers the risk of gaps in insurance coverage or missed tax benefits as well as simplifies communication and reduces confusion.

Over the whole year we have had higher listings than the previous year (the last several years have had lower and lower inventory each year).

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

A good example of this might show high return for a house in Detroit that is 100 years old, next to a GM plant, vs lower return for a 10 year old house next to the Tesla plant in Taylor, TX.   

However, if your goal is cash flow, it might be tougher because of the higher prices and lower RTP ratios.

Chris...The property is paid off...currently sitting empty...with needed minor repairs.Trying to deferr Capital Gains Tax liability until my earned income is lower in retirement.Would this change your mind?

When you convert an asset to Roth you have to get a third party valuation and often they come in at a major discount..25-60% so your taxable amount is way lower than the actual conversion.  4. 

Since 1031 is tax deferral, I assume the gain is calculated with the likely substantially lower basis from the pre 1031 property acquisition + additional cost over the years.And yes, recapture all depreciation ( on both prop before and after 1031) make sense.