Do you think they add value and attract higher rent?

Rents were $575 per door.

Would love to learn about pain points from other property managers.So I have a career background working in software and am currently applying simply builds to common monthly tasks such as sending, receiving, and logging payments for rents.

I plan to get a rehab done my rent in Memphis.

If you do decide to have a "partial" 1031 exchange and use some of your 1031 sale proceeds to pay off debt on other assets, you'll just want to make sure that the improvement in cash flow offsets the tax liability that you incur from your partial exchange AND the lower rents from potentially buying a less valuable property with your partial 1031 exchange. 

With higher interest rate and negative cash flow currently i won't be able to hire property management and planning to rent it out myself.

That property now rents for $1,600/mo and helps to supplement our mortgage.

I have found in my limited experience that I can work through the other issues, if the PM is doing their job and keeping their units occupied most of the time at market rents. 

We live on one floor and the other half is rented.

Gross rent less all expenses. is NET.