Another idea depending on the cash you have could be to invest big in a smaller cash flowing market and you can quickly have a larger amount of cash flow.  

I’m up near Nashville and our price per door is skyrocketing.

There's half a dozen of these large arch windows, plus regular rectangular windows, plus 3 large patio doors.  

I imagine that if I was going to sell, at least these first properties, it'd be a 1031 to buy a larger one, which from my understanding you can't deduct carried over losses on since it isn't a taxable event.Thanks for any help!

We have new furnace, roof, garage doors, water heater, water softner, dishwasher, garbage disposal.

If you put stock in CAP rates (I don't) you are looking at below 5%.Additionally, you would require a larger downpayment to bring your Break-Even-Ratio (BER) below 85% and your debt coverage ratio (DCR) over 1.25 (in my experience, commercial lenders like to see 1.4 or better).While market rent may be greater, remember you are paying for the current performance of the business, not it's potential -  which will require further work and capital from you to achieve.  

I would try the "next door" app or seeing if there is a FB group for investor in that market.

What are you looking for the app to do? Or

“Do or do not, there is no try.”

You might have a better time if you put down a larger percentage.