However, there are specific rules and requirements that must be followed to qualify for this tax deferral.In the situation you've described, your client wants to use a 1031 exchange to buy his mother's land.

I do think something like this is going to be more attractive to a specific audience,  so I'd do the work to analyze that piece of it - and consider other amenities at a similar investment level that might have broader appeal in that pro/con list. 

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

My primary goal is to find a legal partner who is responsive, reliable, and thorough, ensuring that all parties are kept in the loop and that closing can proceed smoothly without last-minute surprises or delays.I'm reaching out to this knowledgeable community for advice:Have you worked with law firms not based in the state where you were purchasing property, and if so, how was your experience?

It is landlord-friendly, and specific pockets have gone upwards of 2-4x in the last 5-10 years.

This insight underscores the importance of understanding the specific legal requirements governing lease agreements in different regions. 

And secondly, the quality of your specific portfolio - rents stagnant?

If you are planning on living in the property as your primary, you can request to terminate the lease as you will be taking possession for owner occupy, but confirm with a local real estate attorney on the specific verbiage and process as it varies by state. 

Just wondering what everyone's thoughts are on the pros versus cons of each scenario most specifically if it came to them not paying rent or needing to be evicted.

Quote from @Calgary Smith: This is state specific and I'm not 100% certain about Florida law.