I like the simplicity I get from VRBO market maker and can use that to set my rates through Host Tools.  

Study the market.

We bought for 130k, put about 45-50k into it and the market is showing we should be able to sell around 300k. 

A few years ago I stopped coaching, I sold my print marketing company (Yellow Letters) to care for my wife.

@Tamika Davis One of the biggest advantages of most software on the market is to complete these tasks you mention (maintenance, leases, rent collection, etc). 

Our goal is to deliver as much value as possible to encourage everyone to either get started investing or dramatically expand your portfolio in the best markets to accomplish your goals regardless if this is your 1st property or 50th!

Have you considered which markets or property types you're interested in? 

The 1031 exchange rule to defer your tax is two part 1) reinvest all your proceeds and 2) purchase a property (or properties / DSTs/TICs) with an equal or greater market value.  

I'm in the market for entity config and tax planning/prep.

One possibility is building a duplex in Peoria, while it's not the best rental market, getting a duplex at a possibly much cheaper price than market value is extremely appealing.