I would agree that in snowy climates a metal roof will be your best bet! 

Single Family in Long Island  , 2000sf, asking price is 1.3....Idea is to expand home to 5500sf based on comps with a FMV of 2.3-2.5

That is our REI buffer and isn't discussed enough IMO.I did well with lower priced singles, but this was when prices were lower up to 2018 ish and I bought with seller-financing or cash. 

I wholesaled 3 deals to her, then I kept one for myself to flip and her list it as my realtor, then I bought 5 single families through pocket listings she had, then a 10 unit apartment building. 

They are not likely the ones to turn to in this situation because they don't see the importance of tax planning in your situation.I don't have a specific company in mind that works with 1031 funds but I bet a search on BP would steer you.

They're absolute garbage every single one of them.

Regarding appreciation, it is always icing on the cake but you should never bet on it.

All,I own a 4 bed 2 bath single-story single family home in the Sacramento area—this I have rented for the last few years. 

Nothing worse than showing up exhausted after traveling to a single half-used roll and knowing that the first thing I’ll have to do is go shopping in the morning...

It is very difficult to get a single-family home zoned for vacation rental because neighborhoods are opposed to it.