I'm considering diverse options for reinvesting the proceeds ($200k+) from a planned 1031 exchange and am open to various strategies:Las Vegas/Reno: These markets offer potential for both cash flow and appreciation, but I'd need more information on their suitability for mid-term rentals and current market conditions.BRRR strategy: This approach could be attractive for value creation, but I'm hesitant about out-of-state management and require a turnkey or experienced team to handle renovations.Other locations: I'm open to exploring other markets offering favorable investment opportunities, particularly turnkey properties or areas with manageable maintenance requirements.My preferences:Turnkey properties: Minimize management headaches and focus on cash flow.Limited appreciation: While some appreciation is welcome, cash flow is the primary priority.Shorter-term rentals: While Airbnb isn't an option in my current area, I'm open to exploring short-term rentals in other markets.Avoidance of major renovations: My recent experience has solidified my preference for well-maintained properties.Current portfolio:3 duplexes in Missouri (mixed performance)1 single-family home in Memphis, TN (turnkey, positive experience)Questions for the community:What are your thoughts on Las Vegas and Reno as potential investment destinations?

Typically investment properties requires 15%-25% down payment depending if it's a single family or multifamily.

In Baltimore county you also have to get inspections and  many other jurisdictions require a license and or inspection.Baltimore city is not for everyone.

Then you've got the license fee ($200ish), joining a local Realtor association (~$150) and national realtor association if required by your local board (another $150), the local MLS access fees ($300), e-contract software ($80/mo), E&O insurance (maybe $100/mo).

I figure if I went with the unsecure loan I can purchase under that minimum loan amount that the HML requires (preserving my 30k in capital vs using it as a down payment).

Wind Mitigation and 4 Points within two years are just a new requirement for these carriers.

Being an agent offers independence, relationship-building, and firsthand market insights but requires a license and faces market competition.

Now post-COVID you have a larger inventory, increased prices, increased interest rates, increased property taxes, increased regulation (even Smokies are now requiring permits) and increased insurance and at the same time return of the reduced Pre-COVID occupancy numbers. 

A pool requires the largest capital investment of the three, and in most cases adds very little if any additional value.

They know nothing but cost a lot, raising the dp requirement out of affordability.