@Travis Boyd, 19 of my MTRs are in multifamily properties.

When we looked at what his cashflow is currently, and then considered what he would net out of a sale post tax, he decided to keep owning the properties.

The 1031 must be a sale of investment property followed by the purchase of investment property. 

BP has built a great selection, all of them worth reading and that will help you build foundational knowledge.To answer this one: the words from old school investor Dolf De Roos "seldom sell" and you will find a lot of post on BP from people who regret selling properties in the past.

In my market if the property went up by $365K the taxes would have increased by about $8,000.

We ended up selling those properties. 

Subject: Status of Your Rental Application Dear xxxx, Thank you for your interest in the rental property at xxxxxx.

But being a beach property, it is good to have something there for the days it might rain

As a lot of real estate investors already know (and newbies may have heard), some tenants are very hard on rental properties. 

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?