Main reason for selling is she took a job at the coast.

Most everything essential has gone up ~30%I'll tell you what's bad down here on the southern coast - Florida, louisiana etc - homeowners insurance has gone through the roof.

Dear RE friends,I am a Canadian investor and currently investigating the real estate market in West Virginia area. 

Cap rate though going up means deals are going to go much longer than anticipated sounds like for those that bought in at 4 to 5 caps.. or even 3 caps on the west coast.I still see most listings on the west coast at 5 to 6 caps.. nothing is really moving though or if they are folks are just low balling and taking the ones that will go for it..

Anyone familiar with the West Muncie + Yorktown area?

There was a lot of little tracts of west Texas desert land that used to be added to deed swaps to make the valuations work out back in the day.The reason for a 1031 in this situation is that it provides crystal clear direction and documentation. 

I've got some great real estate attorney contacts in Middle & West Tennessee.

If you go west it’s more affordable.

I own all of my investment properties here and work with a lot of out-of-state investors in both the east and west coast that love investing here for the turnkey and BRRRR opportunities that we have here.

I can’t speak for them or that area but I have had a few investors that wanted to be on the coast-pacific beach to ocean shores) and from what I’ve seen and researched there wasn’t amazing results based on COC numbers.