Have you considered investing out of state for investing in cash flowing deals? 

I have done a few BRRRR's and can tell you the interest rates have sure made the strategy very difficult to cash flow.

I also look at capital appreciation, tax savings, cash flow and cash flow appreciation.Where you invest, investment support structure for each property, and additional factors important to your individual decisions all make a difference as well. 

The newer property just isn't cash-flowing the way we'd like it to be, so I'm looking into the viability of a 1031.

You're probably going to be in at around 80%, then refi at 70-75%, but you'll get good cash flow and good tenants here. 

For steady income, Cleveland's a great choice with good cash flow potential.

Basically, from the lender's perspective, you just need to show how the asset is going to pay back the P&I and "cash flow" somehow.

This ended up being a great deal and I was able to recover my full investment, while holding onto a great cash-flowing rental.

Stay in towns only where permits flow at least somewhat on time. 

Ideally if one of your flips does not go exactly according to plan, you can always refinance it and hold it as a cash-flowing rental.