1031 exchange sounds good in theory, but you need to do it in an area and at a time where there is inventory to choose from because once you identify the three properties, you have to close on one of them which is very difficult in a competitive environment.

Good inventory but man does that office make it tough to finish rehabs in a timely manner

However, I believe it has deflated a bit recently due to the current interest rate environment, increased inventory of nearby new homes at a low(ish) price point, and the neighborhood turning to mostly investor owned homes.I do have mortgages; the tenants are paying these down. 

Like CAL Pines out of Alturas  that one was being pitched by one of the Chips actors on infomercials and they bought all their inventory at the yearly tax sale.

Rates and market conditions don't matter, if your house is not selling in a time when there is low inventory, you are overpriced.

There's plenty of quality inventory under 400k in that market. 

Charlotte is loaded with inventory are you sure this new build at Max cost is worth the headache versus a home selling for less that you can renovate yourself and increase the ARV?

Even with 20% down I'm having a tough time getting it to pencil out with current inventory and rates in these areas.

Similar to thishttps://www.igrowpreowned.com/inventory/grow-cannabisthanks for your guidance.

The location and access to amenities make it a super desirable area so you need to keep an eye on inventory and competition.