In addition, this sounds this would be “trading down” instead of “up” – again, I’m not a 1031 expert, so this part may or may not warrant some additional research.

I am selling my last Rental House in Tampa and we have reached what we who trade the Futures Markets call, "a Topping Channel," because of the dicotomy.

Take a clue from the US goverment.Another way to optimize is liquidate properties that don't have the best long term prospectives and trade into better quality assets.

I would like to use the BRRR method but keep hearing that the market is overvalued.Thanks!

I feel strongly that it's a desirable location (private wooded lot on a river, plenty of nearby attractions) and should be able to do well.I'm planning on managing it myself but want to start off with good processes and methods.

Otherwise, you would look up the applicable construction code for your area and the associated licensure or registration requirements for various trades/contractors --- just call the town! 

I recommend that you drop the method and the lingo - and simply look at what opportunity exists in your preferred market. 

Many people have flipped homes before, so you need to come up with your own unique idea or method of finding homes that are just right for flipping.

Brokers are definitely the most effective method to find deals but  it’s always good to try multiple methods. 

Use the enemy method and comb Facebook groups in your market