I want to enter them all but wasn't sure of the best method.  

To analyze the park we used a method provided by @Bruce May in a thread we found here. 

My strategy will be to use the BRRRR method (unique, I know) to invest in SFR and MFR (when available) for positive cash flow and to use a full-service team (agent, contractor, PM).

If you are doing the BRRRR method, is it recommended to purchase the property initially with a conventional mortgage or to borrow from a hard money lender?

If you have a good credit history, you could try to explore financing options towards the purchase of a new income property.

Suggest you explore some other companies and ask what their minimum investment is. 

If there truly is nothing within a 2 Hour Drive of where you live, you could explore one of the markets where people are already enjoying success.The coastal markets tend to be better for appreciation, the Central markets better for cash flow.

I wouldn't hold onto a property that's not producing cash flow, and given then you already have some good appreciation locked in and it's likely we're nearing the top of this cycle, I'd cash out, bypass Uncle Sam with the 1031, and start building your portfolio in a more cash-flow friendly market .You're in a good position, but it could be even better ;)If you have any questions about the snowball method I mentioned above or the Birmingham market, feel free to reach out any time.

The BRRR Method .

Has anyone been exploring this tax deferral strategy.