@Kyle KellerI would say it depends on what other rentals look like in your market with the nicer interior compared to the less attractive interior.

https://www.har.com/content/newsroom/Houston Real Estate Highlights in April:-Single-family home sales increased for the eleventh consecutive month, up a dramatic 47.4 percent year-over-year with 9,105 units sold (it must be noted that some figures contained in this latest housing report are distorted because they compare to the same month last year when real estate was just beginning its recovery from coronavirus-related lockdown orders that halted most of the business.)

Compare that with the total gain you made and you'll know if it's worth it to do the 1031.A lot of people want to say that they're reinvesting the gain and only taking their original capital out. 

If you go with class A the rent will be much lower compared to the purchase price and you will be breaking even or loosing money.

What is the benefit for a permitted ADU compare to just providing a space that is private and safe for rent?

Now you have a bit of a baseline to compare other potential deals too.Now if you see a "we buy houses" sign with a name or phone number you don't recognize you can simply call and ask to be added to their buyers list. 

How does it compare to competitors in 1-3-5 mile radius?

Payment Breakdown:Principal and Interest: 1321PMI: 59Tax: 253Homeowners Insurance: 33Condo Fee: 400Total Monthly: 2066 (27.5% gross monthly income)While I am increasing my housing costs by a significant factor compared to renting, it’s right at part of the recommended 28% of monthly gross income.

Lumber is at $1500-1600 now compared to $450 or so a year ago.

Preferred lender offering 3.125% interest rate.Payment Breakdown:Principal and Interest: 1321PMI: 59Tax: 253Homeowners Insurance: 33Condo Fee: 400Total Monthly: 2066 (27.5% gross monthly income)While I am increasing my housing costs by a significant factor compared to renting, it’s right at part of the recommended 28% of monthly gross income.