I didn't know you get tax benefits as well.

These sellers typically want a fast sale to move on with their lives and avoid ongoing conflicts.Relocating SellersPeople who need to relocate for a new job, military deployment, or other personal reasons often seek a quick sale to avoid the burden of managing a long-distance property.Inherited PropertiesHeirs who inherit a property they don't want to maintain or manage may be eager to sell quickly.

Avoid the national players.

If I can borrow money at 6% and invest money to make 20% plus I would do that all day long.2) Without leverage you are setting yourself up for paying more taxes because your depreciation expense cannot fully offset the cashflow. 

Property tax was 9K/year. 

That said I hate remodels and I would avoid them at all costs.  

Only current business/investment properties are eligible for tax deferral under Section 1031. 

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Common investment choices include rentals, private placements, tax liens, precious metals, crypto, private businesses, etc. 

This will give you an easier exit while still avoiding vacancy.