Dirt, dust , noise, inconvenience plus you work all day at a job and work all night at renovating. 

My situation, I'm a 32 year old single father of an 8 year old girl, I have a full time job making around 61k/year I have been renting a townhouse from my mother for nearly a decade, never really thinking I would have to move in fact, I assumed(like an ***) that I would just end up owning it sooner or later, I never prepared for having to move or prepared a downpayment or anything of that sort, in other words, I've been very stupid over the years.

Moving on to smaller submarkets creates a new challenge with fewer renters and jobs to drive growth.Looks like the Villages in about an hour from Orlando and ninety minutes from Tampa. 

Along with our full time jobs, we own/manage five rental properties, and a small side business (LLC).  

I get doing your job, and you shouldn't apologize for doing your job.

So in that sense you've got plenty of time - both to set up the 1031 and to continue your due diligence for your replacement properties.And although it may feel daunting you've done a fantastic job of distilling down the questions. 

Hello,Last year I got my real estate license wanting to leave my job that I’ve been in for 4 years and get into real estate as an agent.

I love the idea of the BRRR strategy...especially as a guy who is day job is in the finance industry! 

Unfortunately, however, though this job makes decent money, it is in a volatile market.

It's your job to find them.