Since you already have a rental under your belts, I would encourage you to be patient on pulling the trigger on your next move until the market conditions agree with your purchase criteria (ie. you can actually make some money on your next purchase).It's awesome you have a 1031 opportunity.  

If you are patient and let your work grind away, then you will see the benefits later on down the road. 

I've been very patient, but It's been very frustrating dealing with tenants who take advantage of the system. 

Not disagreeing with you, yes risky if not on solid financial footing, but for some of the older more established and patient investors here, 50 dollars cash flow is dynamite compared to a 401K.

Entire Asia and Europe have no cash-positive properties in their economy.With this knowledge in mind, now look at the same property that is breaking even in your backyard, might appreciate well enough, you might learn to enjoy that, and embrace current economy, and buy that, and patiently wait to make money in a long run. 

$3,600 🥳💪🏼🤙🏽I’m in the middle of refinancing right now, but the mortgage (PITI) will be roughly $900/month Moral of the story -There are still grand slam deals out there-Be patient - it took me 5 months to find this deal-Change your perspective on what “risk” is and start buying 🏡🏡*This post is NOT to brag. 

He knows a ton of other people in the dental field and speaks directly with 10-20 patients a day and could surely drum up a bunch of business that way without having to learn how to sell a home, do an open house properly, etc.

Then something is wrong , since the patient gets a note from their medical provider saying the patient needs the ESA .

If I were in your position I'd be patient, save more capital, and purchase in a better area.

Be patient!