Quote from @Lolo Druff: I've heard horror stories about awful property management companies and am looking for a REFERRAL for a trusted source from an investor.

The area is relatively stable, and the housing market tends to be less volatile. 

These tend to attract more reliable tenants, and the properties generally require less maintenance.

From what I’ve heard, properties that emphasize tranquility.. like offering outdoor seating areas, fire pits, or even something as simple as a hammock.. tend to perform exceptionally well in remote settings.You’re spot on about STR policies in Johnson City versus Knoxville.

If properties in that area tend to appreciate more slowly, especially if you can't start renovations immediately, you may sit on that investment watching potential profits get eaten away at slowly as inflation passes appreciation. 

Petersburg for over 30 years, I can attest that the last two big hurricanes caused significant damage, but they were the first in a long time.Condos and townhomes tend to perform well, especially if they're located on the Intracoastal Waterway or within 3-5 miles of the beaches.

I tend to agree with@Rick Albert here that we need more info.

I have a few brand new homes popping out of the ground in Canby Oregon.. msut of Portland proper is very old the new builds tend to be skinnies or expensive . 

Loan amount is essentially unchanged since the loan is just under 2 years old.I thought the lending process was absolutely obnoxious last time around so I was wondering if anyone had any good referrals or recommendations.

Reverse exchanges tend to be much more expensive than traditional 1031 exchange.