You’ll need an expert like @Dave Foster in rewards to doing a 1031 for your business.

Here are the biggest mistaken assumption unsophisticated investors make when contemplating an investment in a deal1- that the Sponsor is an expert in the field of investment2- that investments, economic markets, financial markets are predictable with any accuracy3- that PROJECTED returns are PROMISED / GUARANTEED returns4- that because they NEED their investment to be liquid the sponsor will provide said liquidity5- that the “deal” is more important than the sponsor. 

The 38109 house is in a tougher area.....I would get some advice from local experts on this one.

Our agent is not an expert on this type of deal but suggested a short loan term of 3 or 4 years and a balloon payment and written up by a lawyer. 

I am far from an expert in this field as I have been learning alot myself but cap rate does play a role in your type of business.

I'm not the fair housing landlord expert but I'd probably steer away from referring to it as "veteran housing"Either way I can relate to your situation a little because I also own a house that is shared by multiple people.

Build a local team of experts, and after a year, refinance to fund the next purchase.

Partnering with local experts who understand zoning, permitting, and market nuances can help you avoid costly mistakes and maximize returns.If you're in a high-cost area, out-of-state investing can provide access to markets with better entry points and higher ROI potential.

If I were you I’d pick a market and become an expert on it.

Do you need input from specific property owners or market experts for your "granular" data?