Unfortunately, the assessed values of property from 2017 to 2018 increased dramatically and now landlords are demanding a higher price for their property - (whether they actually know what it’s worth or not) - that hasn’t probably been updated since the turn of the century.

Your likely better off finding something that isn't rehabbed that you can update and increase rents yourself. 

You might try Steve Luray  http://lurayinsurance.com/  He regularly deal with investors and is very familiar with their needs.

The city has a lot of mature housing stock that needs attention and updating.

The requirements to become a managing broker are different than a regular broker (normal salesperson). 

I'll be selling the house myself, soon, so am looking for info regarding the the Mke market; what I should fix/update, - staging advice, maybe some negotiation strategy conversations.  

So a regular 1031 exchange would not work in this case.If the numbers justified it you could do a reverse exchange. 

Slightly higher interest and fees than just a regular mortgage.

He was a fine tenant and was regularly late paying the rent, but did not complain about paying the late fee.

It is a tough read when treating it like a regular book, but as a resource it is good.