The problem for me is that it is pure cold calling.

I am open to doing another house hack or purchasing a pure investment property and staying put in the first property. 

That always makes it so much harder to rent, or secure a great tenant.Here's my standard go to list now for long term rental updates:-LVP that looks like wide plank white oak-Ultra Pure white on all the walls-Vertical/ modern stack backsplashes and showers-Pop of color on the cabinets (pop of color can include black too)-Butcher block countertops (lower end) or white quartz countertops (higher end)-Modern light fixtures in brushed brassKeep it neutral still but a couple of style choices with the light fixtures (which are cheap) and it will appeal to the masses.Good luck! 

I think factory construction and the precise and pure angles etc is the way to go.So here is my issue.

Finding properties to do a pure BRRRR in our area can be tough, so a lot of my clients end up pulling the trigger on STRs. 

Is it practical / worthwhile to get your agent license purely to avoid paying listing-agent fees on house flips?

That's probably not a pure parking play though.   

Look at it from both a pure cash flow perspective (since you'll be realizing your gain) and a return on equity perspective.

I don’t think so… 1031’s work for people who still are earning their living elsewhere and it’s purely an equity leverage up decision. 

(Again, not basing off experience, purely age).