If you don't need the money, I think you are right.1031 is probably a fantastic idea.....that means a qualified intermediary holds the money...and you take that money and turn it into more or different property.Rent in CA is often low in my opinion.Here in TX for example I would expect probably $8000/month or so on $850,000 on good quality properties.Appreciation is good here now, but that probably will not always be the case.If you manage yourself, look at the lease.  

You are therefore taking on all the risk, and relying that the rehabbers are going to do what they say they are going to do with the quality you expected and in the time frame expected.  

There's better to be had, but I'm factoring in my personal quality of life here and can take that hit.

And if I can get quality renters.Also charlotte NC or tampas FL.But feeling like I am all over the place and want to narrow down to a a couple good location with ROI preferable more than 10-15% .

And if I can get quality renters..Also charlotte NC or tampas FL.But feeling like I am all over the place and want to narrow down to a a couple good location with ROI preferable more than 10-15% .

Once they completed all the concrete, plumbing, electrical, and framing which seemed like quality work as far as I could tell, except for the several issues I took up with them, they got to doing interior work.

Be smart and protect yourself, screen your tenants thoroughly and provide a quality product and I doubt you will need an attorney anytime soon.

Could always go with a higher quality carpet.

I have a couple inspector referrals from my agent but BP has been great for finding quality people in the business.The property is in Bloomfield, NJ so anyone in Montclair, Newark, Orange, East Orange, Belleville, Glen Ridge, Nutley Clifton, Passaic, Lyndhurst would be great (sorry everyone for the keyword alert blast!).

Aesthetically, this property is lacking (from the outside street view).