@David Krulac seems to be the expert on this.

Pick a strategy, learn everything you can about it, and networking with people who are experts at it.

I don't know much about that market, other than it's very remote and you would probably be limiting yourself to military/gov employees because Guam is economically dependent on its military bases.

This is a complex transaction you may want help on from an expert. 

So, the deal has to make enough economic sense where I know the return annually is good enough that even if price of the property slightly dips you are still banking monthly.Sometimes sitting on the sideline isn’t bad.

Can any of the 1031 experts give us some advice?

Again, I don't know much about that, but I'm interested to see if we hear from any experts. 

Yet "experts" "influencers" and RE agents that I have heard from have said to steer clear of CA for investment properties.

You will plug this number into your underwriting to see how it affects your returns.For the occupancy question, you can run the Breakeven Occupancy and Default Ratio numbers.Breakeven Occupancy is calculated by adding up the Total Operating Expenses plus Debt Service (mortgage) and dividing it by your Gross Potential Rent.Default Ratio takes the Total Operating Expenses plus Debt Service (mortgage) and dividing it by the Effective Gross Income (Gross Income plus Other Income minus Economic Vacancy including Physical Vacancy, Loss-to-Lease, Concessions, and Bad Debt).Hope this helps.

Climate experts predict the high heat and humidity are going to make much of the Mississippi River valley uninhabitable.