I mean, you see that band of Trump yahoos driving and honking and ****, but you've also got Asheville being one of the first munis in the country to talk openly and try to do something about reparations to African Americans (and it seems pretty moderate overall, not like an economic cataclysm).

The moderation in years past was ridiculous and really counter productive to conversation.

This property appreciated moderately over time. 

Colorado is a solidly blue state now, used to be purplish, but we're still better than every other state in every way (most consistent appreciation, increasing rents, population growth, recreation opportunities, moderate climate, recession-proof jobs in diverse industries, desirability, affordability, landlord friendly laws, the list goes on...).

This stuff tends to be the low end stuff.To me, I want cash flow with moderate appreciation expectation so if the market turns and prices dip for a few years, I'm not having the debate as to whether I should continue losing money for something that is going down in value or just take the hit and let it go back to the bank.I can keep the houses and wait for appreciation to come back again.But I don't want something that is going to be high cash flow and no appreciation either.

My property management company is willing to handle and manage the repairs (but since it'll be expensive I will likely want to go there so I can manage some of the repairs and pick out my materials).Out of the 3 options, this would come with the least amount of tax repercussions.Cons: Moderate stress.

Ah, thanks for clarifying the 1031 rule..yep this was my personal residence.Goals wise, I'm just trying to get my money to work for me as efficiently as possible with a moderate amount of risk.

Over and above that you have Toronto and Vancouver which are playing their own game these days.You are far enough removed from the Big Smoke in Peterborough that prices should be moderated somewhat; the converse is that rents will also be somewhat moderated.  

I can't post it here or the moderators will delete. 

I have a clear goal of trying to hit $3k / mo in net cash flow and I have a moderate-to-high risk appetite.