Bottom line, due to many glorious unique factors for me there was actually very little difference.

If you're using the median rent for NH (which is factoring in luxury apartments and the Seacoast), you're going to be way too high. 

While population growth is an important factor, its not the whole story.  

This is why the DST, TIC or a stand alone NNN property of your own make sense combined with the 1031.And while you're absolutely right to look deep at the actual costs and fees both entering and exiting a DST or a TIC project you can find cost effective quality returns that will rival or beat the stock market average - especially if you factor in tax savings and ongoing depreciation.The age old question on pay the tax now or pay the tax later can best be put into perspective running numbers. 

All of these factors will help you understand what criteria are feasible while reaching your goals.

It could cash flow right under $100, taking all expenses in account and saving for vacancy, maintenance, capex and paying for PM, not ideal metrics.  

Other thing is that my parents have 'helped' them out in various ways whether that was with down payments on their homes, housing without rents, etc so those are other factors in this consideration.

They love managing agents instead of selling and closing deals and more power to them if that floats their boat it's just not my ideal thing to do.I am not against maybe eventually having a few agents but any of them that make my life more stressful or difficult would be be going bye,bye real quick.

One of the deciding factors is will I have to pay 20%-25% in property taxes if I roll the profits into a new multi-family property? 

However, once you factor in utilities, repairs, capex, and management, your cashflow would be little if anything at all.That's a crapton of money to be putting to work in order to get no cash flow.