I appreciate the effort here!

Any help would be greatly appreciated. 

Also, I appreciate you clarifying for readers your thoughts about 1031s and DSTs not being competing products or strategies. 

The Killeen market seemed to be topping out in rent growth and price appreciation so decided to cash out and buy an older 6-unit apartment.

I've often heard BP use the terms "Cash Flow markets" and "Appreciation markets", and they are generally referring to low-priced markets as "Cash Flow" and high-priced markets as "Appreciation". 

Any suggestions are greatly appreciated!  

The Killeen market seemed to be topping out in rent growth and price appreciation so decided to cash out and buy an older 6-unit apartments.

Would appreciate any and all suggestions and guidance!

You could say they are FDIC insured to an extent but claims to be made whole on a failed bank to get reimbursed by the FEDS can take a very long time in some cases.The NNN even if return was 5% you have hopefully property appreciation value long term, tax depreciation against the asset, rental increases, etc. you do not get with the bank.So my clients unless they are buying say a 6 million and up single tenant where I can land 7 plus cap rate above the debt a little those smaller deals sub 4 million do not work unless they are paying all cash or have a tiny loan like 25% LTV so the high interest rate does not affect cash flow that much.So what if someone HAS TO buy with 1031 for large taxes. 

The key thing to know about doing rental arbitrage is the thing you're missing out on is the ability to deduct appreciation of the property itself since you can't depreciate assets that you don't own.