Cash flow decreasing on Class A because I don't do large rent increases on my great tenant (maybe slightly under market rent) and large property tax increases. 

If the drywall cracks in the next year or two, or the doors start to stick, then you likely have a larger settlement issue going on, and will likely need to call a foundation repair contractor. 

I am probably going to join the course by Kai Andrews, it seems like it is in line with what I want tk do which is replace my work income w actuve real estate investing and then scale to 20 m's.Thats all for now, been a slow summer hope everyone is enjoying it🙂 you should look at larger deals than one single family. 12 months ago I was targeting single family home builds and designs and at this point I'm entitling and putting together 400k+ sq ft mixed use buildings worth more than 100 million.

I will be quick to admit I have only had experiences with small rentals (6 units and smaller) so if you are looking for help on larger apartment complexes I would not be a great resource.

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

I have experience with this in Ohio, but usually much larger parcels of land to split.

Your rental pool is larger with smaller rents than with a SFH.  

If you acquire one new property each year, you could significantly increase your wealth and potentially position yourself to qualify for larger investments, like apartment buildings or construction loans, within 10 years.I’ve worked with clients who have successfully implemented this strategy, and it has proven to be an effective path to building long-term financial freedom through real estate.Good luck with your decision!

Ideally, this would be just one step in a larger plan to grow into multiple rental units over time.

It's doesn't really sound like you are much into being landlords so doing a 1031 might just change from "annoying when things come up" to full fledged head aches when you buy more and or larger properties in your current market.