If you're only really working your local market, and mostly driving for dollars, and want essentially a 1 stop shop that can do most things pretty well, then Deal Machine should work for you. 

Quote from @JD Martin: I would have to see actual data on a median & value adjusted basis to believe that OK is anywhere near Fl on a dollar for dollar comparison.

Drive for dollars.

Would the IRS allow them to benefit from a 1031 Exchange if they would be "swapping" a million-dollar rental for one that is much lower in price?

I know I had no experience in MFR when I brokered my first deal and it was a 5 million dollar multi. 

I always have a "hold 1st" mentality - you might have to leave a few more dollars in the deal but at least you'll have it in your portfolio.

Since then, Chewy, Auto Zone, AT&T, Dollar Tree have all built distribution centers in the area. 

This could be a dollar amount or a percentage.

Loans at 4% Returns at 5% but hard to find that these days...dollar is surprisingly strong.

Heck, you should mortgage your home to the hilt, and borrow every single dollar you can at 6-7% and crush it on the arbitrage.