If you can get double digit returns on investing in Birmingham, would you invest there?

@Dave Currence , I came across your post while searching feedbacks for marketing companies.

From what I understand they are a hedge fund and they use a company called Digital Risk to actually do the work for them.  

Many of my tenants in my C class buildings have never had a checking account, and one very nice retiree (who pays like clock work) is doing all his business at the local currency exchange. 

My background is in digital media and doing lead generation.

Plus Raleigh is a good medium sized city so appreciation is probably in the mid-single digits.

If you can get into the double digits, you're in pretty good shape.3.

I'd like to run this by you before I make any decisions.Based on these Reasons might be good to do a 1031 exchange1) wife is planning to retire sometime soon to be able to visit family that are out of state like Arianne Lemire(podcast), so we'd like to increase cashflow in the short term.2) heard the podcast session with Katy Fettke about idea of exchanging appreciated Cali properties with better cash flowing properties, make sense to me.3) I really like to move up to investing in 5 or more multifamily because we can force appreciate but I don't have much time, I'm currently expanding my digital marketing/AdWords management business, so I'm falling back to possibly acquiring turnkey properties.So I read online that it is possible to do a 1031 exchange from 1 property to multiple similar properties with the rules1) 3 property limit2) 200% value limit3) identified within 45 days4) a few more rules that I'll go over with my CPAObservations about my current situation:1.

That works out to $24,864 per year which is an annual cash return of 2.18% on my original investment.I could put my money in a market index fund that pays more and would give me double digit growth, plus the money would be liquid and lower risk than partnering with you. 

Although the average cash on cash is projected to be 11% (for example) it may have single digit returns early.This comes down to sponsor communication and ensuring an alignment of interests.