Ideally it would start as an Excel spreadsheet and then move to a reporting tool like Power BI.

House hacking would have a number of benefits in your situation such as:* The ability to pickup multiple units on one shot with a lower down payment* You will lower or even eliminate that $2100/mo rent you are currently paying * You will gain valuable experience in property management without having to do it at a distanceIf you are going to continue to rent for the next few years, its a no brainer.

Thanks everyone for your valuable inputs!

So, enlighten us, what is the new tool? 

The 1031 exchange is a powerful tool but it needs to completed correctly for it to benefit you. 

I would at minimum find some other tools for evaluating FMV. https://www.propstream.com/ (not saying it's 100% accurate, but maybe can help shed some light) Otherwise running some Zillow comps of recently sold in last 3-6 months Hope that helps! 

Ive heard direct marketing is a good tool. 

On demand service applications - As we find ourselves more and more technology driven, and requiring an immediate response, many self managing landlords are using tools that allow them to access vendors, repair companies, lock boxes, signs, etc online.

What are the best/most accurate tools to determine fair market value for a property?

They have better tools and skills than you do.