If it’s a low end property in a poor neighborhood with lower end rents, then yes, you’re going to attract lower quality tenants, potentially high turnover, and it’s not worth it.

So rather than having to find 1031 potentials you find the area and sector that is most attractive to you and then find the acquisition potentials in that sector and location that work best for you. 

Is a spot with a lot of rentals available considered a good spot?  OR is a spot with little/no rentals better because you don't have as much competition?  The spot I'm looking at with little/no rentals available is on...

You can also speak with some agents, get some properties you're interested in, and then fly out there to confirm it's still good after seeing the properties and neighborhood.Another alternative is to find deals in MA, and even NH, southern ME, RI and maybe even CT.

Any suggestions on what type of content will attract investors?

If you're thinking about buying a mobile home, one of the things you need to know is the neighborhood and types of clientele it attracts.

You can also do a google search for "coin operated laundry alternative" which may or may not work.

It looks like you take a cash flow loss in the beginning, but potential for appreciation and loan amortization make it possibly attractive in the long-term, if market growth persists. 

Personally, I believe a higher end renovation will attract better tenants, they stay longer and you can generally push the rents a little higher.

For upgrades, I don't know - because I literally don't know what Id want, but would be hoping for suggestions that would increase the value of the property and make it attractive to renters when I leave in a few years.So for the upgrades, do I need a specialist?