If not it can help to try and find an opportunity to increase the value of the property as a rental.

That shows a lot of integrity to help me problem solve tenant issues, whether or not to value add to increase my rent, how much to increase the rent (in non-rent controlled SFH), etc instead of "why don't you just sell the house?" 

The Carle Clinic is one of the only level 1 trauma center hospitals in the state outside of Chicago metro, the university is a great furnished tenant source, and Champaign county is 1 of the only counties in IL that is growing in population. 

So trying to do a 1031 would keep increasing my costs.

But if you want faster appreciation, look at markets that have lots of job and population growth.

There is a significant increase in investors entering the Midwest markets, such as Ohio, from both the West and East coasts.

Increase in Taxes after reassessment That being said, I already had egress and my lot was large enough...

Columbus has seen rapid growth in jobs and population.

Example - could you increase ash flow by acquiring a SFH near a college campus but charge rent by the room?

Factors like population growth, job market, rental demand, price-to-rent ratio, and local economy are crucial.