You're in the right place. 

First, I type in the zipcode to look up the rental statistics on zillow.

The in-state lender recommended by my realtor quoted me 7.0% if I paid $1300 towards points, which to me seemed ridiculous; back in April when we put an offer down on a property in Indiana we were quoted 7.0 without points. 

Do you avoid driving because you might get in an accident? 

The way a 1031 exchange works tax wise in the simplest fashion, is your initial basis in the original property you sell becomes your basis in the new property.

Why Memphis is Ideal for House FlippingSeveral factors make Memphis an ideal market for house flipping:Affordable Property Prices: Memphis has some of the most affordable home prices in the U.S., allowing flippers to invest with lower upfront costs.Growing Job Market: With industries like logistics, healthcare, and tech expanding in Memphis, demand for housing is on the rise.Steady Appreciation: Home values in Memphis have been steadily increasing, providing a favorable market for short-term flips.If you’re looking to get into the house-flipping game, Memphis offers the potential for high returns in a stable, growing market.

In other words whether it is considered an upgrade or downgrade.

These are there in Stessa as expected.

Hello,I am brand new to BP- looking to invest in rentals and flips.

The property is currently in a trust.