So you really believe it can't be done consistently especially as the market is now softening?

from last spring and summer mid range historic type homes (250-500k) homes in dfw plateaued and pricing softened. they are back in force this summer.

The 45 day identification window for your 1031 will cause you angst with the limited inventory (although there's some softening at the upper end depending on what you're looking for).  

Usually I find tenants another place at the same rental rate to soften the blow, but there's no such thing here as a unit for $250/ month, except for mine!      

Just take the stock market or crypto or other asset classes that have been hit OR even RE in some geo's as it softens, my cash is definitely not worth what it was 1 year back but it is worth more in relation to the these asset values that are falling 30 - 50 - 70%.

Keep in mind that if the market softens, or you have several vacancies, you will be in much better shape having paid off homes.

The tenants will not be happy that rent is going up and the smoker will be upset that they are no longer technically allowed to smoke inside (they still will)  If you are also fixing/ rehabbing things on the property that will help soften the blow, but that is about all you can do.

I am anticipating a softening market but I’d like to see if I’m being too negative. 

Also, in a softening rental market, rents may go down, and if you are only making $100, you can't afford to lower the rent.

I'm in Southern California - Orange County area and the inventory is very low and prices are remaining fairly steady, however, we are seeing a little softening in some ares.