We have substantial closing costs on the sale, primarily transfer tax and realtors' commissions.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

All that does is cost you more money. 

I don't have a comprehensive experience  but I tried to find the least costly one for every step for me and applicants/tenants.

@Steve Boss,  Here's a BP blog we wrote recently on costs nationwide - https://www.biggerpockets.com/blog/how-much-does-a-1031-exchange-cost.Just because an exchange is cheap doesn't make it bad. 

It's great to have you here.Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/m...Set up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/a...Read Beginner’s Guide: http://www.biggerpockets.com/r...Check out BP Money Podcast: https://www.biggerpockets.com/..Wishing you the best

Hey Virnisha I would love to here your strategies at the meet up I have set up for March 5th in Chesapeake.

That sounds like a terrific setup from the remodeled guest house, to the HELOC.  

A super basic step one would be to set up a "newly listed within the last week" custom search on Crexi, Loopnet, whatever.

I'm afraid skylights might leak or increase the cost.