I moved to miami and it's tough to do here columbus land is cheap. lower than lenders even require our buyers have to come up with additional equity just to close the loan. not sure austin's economics but happy to look at a case study with you to see if it's feasible 

the additional tenants also help obviously in the vacancy costs.

Additionally, I have a great relationship with my lender and secured favorable terms on my current loan.

With the addition of projects like the orpheum and the waterfront development well on its way I think Dover might be one of the best buys along the seacoast right now. 

Some are on septic and well systems and not regular water and sewer.The more you go suburban to urban core with upgraded construction the more the cap rate tends to drop but generally better loans available for well located assets and a strong tenant.Without knowing expected proceeds from the exchange, if you will add additional funds to the down payment, what purchase price you are wanting, what area of the U.S. with cold belt versus warm belt states, etc. it is hard to comment further.

In addition, the debt of each state is crippling.

Here's an article with additional FAQs on cost segregation studies that you may find helpful.

You cannot just raise rents 50% Not sure what your cash reserves are or if you are planning to 1031 or something along those lines but I would rather see you keep cash in your pocket and apply it to a rehab that involves addition or updating kitchen/bath so you can see sizable jump in ARV and rent increases.   

IMO this is much too little additional return to put your personal residence at risk.  

An additional 70,000 seem to have accepted buyouts.