When I crunch the numbers I get a little scared because the cash flow is very low, I have found a purchase that would be positive in equity in the next year or two.

No purchase is imminent, so no time crunch.

They can help crunch the numbers without all the heavy lifting of web scraping and complex statistical models. 

It sounds like you've done a pretty thorough job crunching the numbers.

The metro area population of Montgomery in 2022 was 367,000, a 1.94% increase from 2021.In a number crunch of 300 cities using 10 metrics ranging from home prices to tax rates to vacancy levels, WalletHub determined that Montgomery, Alabama, was the nation’s most affordable city for homebuyers.Montgomery county tax estimate formula is: appraised value x 20% (without homestead) x .0365!

Oh and based on research it would rent for about 1.1k on avgI have used the calculator to try and crunch the numbers but I do not know how to layer in the loan assumption. 

I would hook up with an investor focused agent, whether it be local or out of state, that will really be able to help you find something under the time crunch of the 1031 to avoid those capital gains.The other thing to consider that is that if you lived in the home for the 2 of the last 5 years, and are married, then you won’t pay capital gains taxes on the first $500k of gains.I hope this is helpful.

Just have to crunch the numbers on each to figure out the return

Let me give a little context to this: Like most informed investors, I did all my research, crunched all the numbers, spent tons of time pretending to book Airbnb properties in the area I am interested in, so that I can get a good indicator of the potential income.

In a number crunch of 300 cities using 10 metrics ranging from home prices to tax rates to vacancy levels, WalletHub determined that Montgomery, Alabama, was the nation’s most affordable city for homebuyers.