@David Avila, I started out all cash (and actually am just looking at getting to loan for leverage).The reason I started out with cash is because I wanted to start slow, not leverage myself while I had the largest learning curve and if I made mistakes, I would be able to absorb them. 

I might add that the timing of the release with 9/11 would lend to showing intent.Keep in mind that the exact same thing happened last Presidential election cycle -- an anti-Islamic film was released 7 weeks before the election.Also worth noting that that film -- from 4 years ago -- was subsidized by the Koch brothers, who are the largest GOP financers.

All of a sudden, that cash flow they’ve created is now needed to support new spending habits—and its not helping grow their business or portfolio.We set up new accounts at a separate bank from our personal accounts to keep a clear distinction between the two, and eliminate the temptation of spending money from the rentals.

Your largest tax issues are likely going to be real estate related...cost seg, depreciation, depreciation recapture, real estate professional status, cost basis at origination, etc.  

This town is 20 minutes away from a larger town and an hour away from the largest city in the state so I am hopeful with good marketing we can fill the vacancies.  

Period.That being said, @Gino Barbaro actually pointed out a very valuable distinction between Market Appreciation and Forced Appreciation.

A couple of the largest employers in the area have left Dayton in the last 10 years or less, which has not helped with growth.- Dayton does not see a lot of rent or property value fluctuation.

The largest factor in a 1031 that makes me nervous is the short timeline to identify the properties and go under contract within the 45 days of my property closing, it I’m confident I could make it happen.

One of the great benefits of owning SFRs vs. any other property type is when you decide to exit, you have the largest market of buyers and can max out that property’s value.  

. - keep in mind that many people's homes are their largest asset, do you think they will readily sign this over to an 18 year old who is claiming to be buying their house in cash somehow?