Airbnb-ing Marcia Marcia Marcia bedroom would bring huge government scrutiny.

Your QI is not limited to a geographical location because 1031 is a federal statute that applies in all 50 states. 

State government people are often happy to help because that's what they're there for after all.

Government found Osama Bin Laden, they can find you.

But of course, there can always be a black swan event.Home prices are affected by human decision making (individuals, Federal Government policy, Federal Reserve policy, local economy, etc, etc, etc...), which is not necessarily very predictable or logical, so I would take macro price trends with a grain of salt.

I currently work at Nellis AFB but my goal is to get out of government and spend the rest of my years working for myself.

If the federal government came out with a policy that all real estate must be purchased with round numbers, that would be your only way to get this point across. 

Business/RE friendly government- Sunshine- Other transplants and a welcoming communityDoes this exist anywhere or am I looking for a unicorn?  

In the meantime I am positioning myself by studying online to take and get my RE license, pursuing a managerial position w/Federal Civil Service to supplement my pension.

With federal and state capital gain and depreciation recapture you're looking at at least a $60K tax bill.