The 1031 first would make sense if you needed to reposition to make it more attractive for a refinance or move it to increase cash flow first or change sectors. 

I love that you’re already narrowing down specific zip codes and doing your due diligence.I’ve heard good things about 73170 and 73135, especially with the proximity to Tinker Air Force Base, which tends to attract stable tenants.

More people are choosing to rent as home prices rise, which means investors holding rentals are in a good position to capitalize on steady demand.One of the biggest shifts we’re seeing is the increase in inventory.

Investors might want to start exploring smaller cities or less-saturated markets poised for population and business growth.

There’s a strong demand from investors who specifically seek Section 8 properties for their reliability, so it can make the listing more attractive to the right audience.That said, managing Section 8 properties isn’t completely hands-off.

Where can I start finding seasoned investors and agents to talk to?

I'm totally with you on using real estate to give yourself the freedom to travel :) We love Birmingham as a market - we analyze thousands of on-market properties every day for investors around the country (also in the pursuit of giving time back!)

One thing you should always look for in life and as an investor is to use your "unfair advantages".

Also, I wanted to convey that the type of investor I describe should on;y accept a quality tenant well above what’s typically considered acceptable in the industry.  

I’m a member of both, as well as an agent and investor, and they’ve been great resources.Hope to meet you at an event soon and always happy to talk shop about the Milwaukee market or multi-family investing.