So talking to numerous commercial realtors can many times shake the trees.As far as the 1031 goes what you're proposing is really just a garden variety diversification and shouldn't cause any issues. 

There are a large variety of indicators that must be analyzed in order to paint a picture of opportunity.

There is a wide variety of financing options, each with their own pros and cons.

your have options, and at that point, your investing career can move forward in a variety of profitable ways. 

Other types of loans look more at your credit score which partly includes having a variety of credit accounts.I look forward to seeing what others think as well.

There are no comps in the area but I know this town is stable with many varieties of businesses making the economy turn.The rents come in at 3100 total and the landlord pays utilities of $550/month when all units are rented.

There are a variety of areas you could invest in within the 30-50k market. 

@Travis Mullenixwww.city-data.com provides a good initial/big-picture look at the demographics of a city, broken down by a variety of factors…income, education, overall crime stats, etc.To dive deeper into the crime data, the police department for many cities maintain a website with call response metrics, crime maps, etc.  

I want to terminate their lease due to a variety of factors including, 1. they are unworkable and jerks, 2. their lease is for way under market value (rent). 

Finding the right property: Cash flow properties are not always easy to find, and buyers may have to look in different areas or markets to find the right property that generates positive cash flow.Determining accurate cash flow projections: It can be challenging to accurately predict cash flow for a property, as it can be affected by a variety of factors such as occupancy rates, operating expenses, and local market conditions.Financing: Some buyers may have difficulty getting financing for cash flow properties, as they may not meet the traditional criteria used by lenders.Managing the property: Cash flow properties often require a lot of work to maintain, and buyers may not have the time or resources to manage the property properly.Understanding the market: It’s important for buyers to have a good understanding of the local real estate market, in order to identify areas with potential for positive cash flow.Dealing with tenants: Cash flow properties often come with tenants, and buyers may have to deal with issues such as lease agreements, rent collection, and maintenance requests.