On property number one, I would cash flow $750 a month after mortgage, taxes, and insurance if I also rent out the unit I live in.

Low property taxes (1.1%) and not a lot natural disasters as well.

I've been using the GE  GFW148SSMWW // GFT14ESSMWW models which comes to $1,650+ tax for units and stacking kit. 

As a smaller, self-managed landlord I think solutions that offer that kind of scheduling/logistics framework are solving for one of the most long-standing self-managed challenges we've had for years: how to scale and systematize operations when you're are landlord or PM out there hustling for your next deal. 

People claim that 1031 investors over pay all the time just to avoid taxes.  

For tax purposes, rental income is generally recognized in the year you receive it, not when it is paid.

The 1031 exchange rule to defer your tax is two part 1) reinvest all your proceeds and 2) purchase a property (or properties / DSTs/TICs) with an equal or greater market value.  

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

Generally speaking, with SFR or small multis, I just rely on the lease/rent roll (and some form of proof of payment; i.e. bank statements, deposit receipts, tax returns, etc.). 

Keep in mind that you get to depreciate these appliances on your taxes.