I've seen a tremendous amount of properties listed for under 30k like you said.  

Hi Benjamin, The 1031 Exchange transaction can provide tremendous benefits, but doing a 1031 Exchange must put you in a better position (as defined by you) otherwise you should not do one. 

Rents are flat/slightly down now, but remember they shot up a tremendous amount over last 5 years.

There are many great members here on BP who are tremendous resources of information and will help you greatly.

I have already learned a tremendous amount of information.

We had a lot to learn, and it took years to surround ourselves with a worthy team: an honest and helpful escrow officer, an energized title officer (who was tremendously helpful when we started looking at trust deed sales), and specialty subcontractors who were actually worth a damn.The beautiful people on HGTV surely went through the school of hard knocks themselves. 

You can as well especially you have a tremendous resource here. 

This helps tremendously.  

There are some areas with huge cash flow but the properties won't appreciate and others with minimal to no cash flow but will appreciate tremendously.

That service would help me tremendously...