I recognize that long term appreciation is unlikely with this type of property however the cash on cash returns seem strong (for my area) and given the fact that this acquisition will double my units and allow me to begin generating enough free cash flow to begin funding the acquisition of additional properties, it is attractive. 

We have yet to use any outside money other then cash we generated on our own.

I'm want to start investing in real estate so I can generate enough income to leave my job and have more family time.

Few preferences that would bring joy to me are - a place that does not have much snow, if any; a place that is green with a lot of trees, and a place that has a large job market since I do want to continue my full time career for the next few years until I know how I fare in generating cash flow, and lastly would also prefer a city that has a diverse population.

@John Arendsen  Exactly the portal owners generate their revenue basically exactly like any normal mortgage broker would..

Beyond BRRRR we are looking for flip deals ideally to generate cash for more BRRRR deals.

In order to defer all of that in a 1031 you will need to purchase other property/properties (yes you can sell one and buy several) worth at least the 1,400,000 and use whatever cash is generated by the sale in the next purchase or purchases.If the improvements are being financed outside the property itself you can reimburse yourself after you complete your exchange and subsequently refinance one of the new properties to pull cash out.  

E  as it pays better than what it actually costs me for gas & oil.This was more acceptable than the high mileage I logged one year that generated a letter from the IRS & a denial until I resubmitted with logs against each property etc etc.

I've had places with flaming code violations that managed to sell and close because the appraiser didn't know and the town didn't check for those specific issues (I'm thinking specifically of furnace issues).If they're just backyard projects, they may just need to be cleaned up and made safe/secure before closing.  

I also need help painting, carpeting, cleaning, and general handy man work.