I would say that 4/2.1 would be ideal.6.Modern features such as a functional 2-person master bath, social kitchen, attached 2+ car garage, central heat and/or AC, non-gold features, etc.7.Clean, decent, functional yard (low cost of upkeep, so no pool and probably no water feature)8.B neighborhood or better, and on a decent or better street.9.Attractive curb appeal.

We have met with two "financial advisors", and they both knew nothing about real estate, or commodities, or gold, etc....They were actually stock brokers, and that's about it.

When I first started investing I wanted to flip, flip, flip and end up with a big pot of gold (cash) at the end of the day.I quickly realized that wasn't the best long-term play and once I wanted to quit flipping, the cash would not come in anymore.I've since switched gears to investing in multifamily properties that cashflow well.

Of course, all factors aren't equal and that is why you need to weigh each one when deciding on the next market in which to invest.Some of my favorite markets for rentals right now (all things considered) are Raleigh, NC, Kansas City, MO, parts of the Alabama Gold Coast, and Biloxi, MS.

That's where your 1031 will be worth gold. 

If an investor can handle all of the above factors, then invest there and reap the gold.

Biggerpockets is gold.

Buying turnkeys is a very complicated discussion, but here are quick hits:Chris Clothier and Memphis Invest is simply the gold standard in turnkey providers.  

The gold colored kind does not.

She's finding them to be gold and move very quickly.