The Economic Development there is focused on building competitive regional talent, diversifying the regional economy, transforming Montgomery's image and building diverse community capacity.Major economic drivers to the area include Hyundai manufacturing, Maxwell & Gunter Air Force Base, major Amazon distribution, Alabama State Capitol, Alfa Insurance, Kinpak, H2 Pharma, Dollar General transport/logistics, Dow Chemical, and Conner Industries to name a few. 

The economy is rocking, we have full employment (~4% unemployment) and wage growth is still at 4%.

If the property is paid off and remains vacant for more than a couple months, it probably means something more serious is going on in the local economy.

I know not typical on here to have such a little amount in loans but we enjoy great cash flow that we live on, have lots of flexibility in what we can do and have no concern about making payments if the economy were to take a dump.

Looking good! Are you taking advantage yet? 

@Jeff ShaverIt's good to see a fellow San Diegan on here.If your goal is higher monthly cash flow, transitioning to larger assets with better economies of scale (like multifamily) could make sense.

The most expensive exchanges are typically "one offs" done by an an attorney with no economy of scale which is a direct result of little direct experience.However I'd also counsel that you not simply look for the cheapest "fill in the boxes" internet intermediary either.  

Exhaust all of your conventional or government financing options before you get into DSCR. 

AlabamaAlabama residents enjoy a low cost of living and a thriving economy.

Just the last 20 have been so abnormally low we have gotten used to that normal.Folks also forget what started us on the ultra low rate cycle for  the world economy to crash in 2008.