I like Henderson as it's continuously considered one of the safest cities in the US and the school systems are said to be better than LV (school systems in Las Vegas are known be some of the worst in the US, but I don't have kids nor have delved into the research to back this argument).

It's a great time to sell with inventory so low but if your preference is to keep the property I'd just encourage you to dig deeper into the current numbers because it sounds like there is more opportunity there.Also, on the 1031 exchange. 

It's an encyclopedia for investors. if ur into self teaching, this will do u about as good as any book if ur like me and like to look up basically any topic and start reading away and just keep digging deeper and deeper, u can learn so much!

I'm also a leader/mentor in my local REIA.I've worked with trial attorneys, done deeper than most study into the quest to use LLCs to isolate risk... 

I thought that the MLS pool would be a little deeper but guess not.

Selling off-market can frequently save quite a bit of money in commissions, even when factoring the higher sale price the agent promises.A deeper explanation requires examining the seller’s specific distress and motivation.If a seller is facing eminent foreclosure, or needs to close quickly for some other reason, an on-market sale might not proceed quickly enough for them.

I will ponder your questions and dig a little deeper into the research.

If the applicant makes it past my initial Intel stage of google search, fb, co workers, landlords, ect... then I check deeper using a company called RRD.

I needed to do more homework.After deeper dive into expenses past income, I am looking at a 10% CoC return with current ~60% occupancy.

More specifically, I'd say using something above 1%...say 1.5% would give you a better selection of properties to do deeper analysis for cashflow.