First time poster here.    We've decided to sell our 4Plex which we've held for 4 years.    We're giving up a 3.625% loan which speaks to our strong desire to look out of state.     We are looking hard at OKC, and still at AZ and TN.      We need to purchase 1.5mm in properties;  we owe 910K on our loan and anticipate our proceeds will be about $550K.    We are under contract for $1.579mm.         If we skip a 1031 our accountant tells us we'll owe $180K in boot taxes.

We are thinking about paying down our loan balance prior to closing; the 1031 would allow us to borrow less money..... even so, looking at rental properties of various sizes, with 40% down on a 6.99 30 year, we're seeing a few COC's in the 4-5% range. A few nicer properties as low as 3.5%. We have a 10 year time horizon so we're OK with relying on appreciation, rent increases, mortgage reduction to improve our net return. 10 year projections look very persuasive. One of many questions I have is..... in this higher interest rate environment, with objectives similar to ours, how low of a COC do experienced investors go to make deals? There's obviously a point where we'd be better off paying the boot tax and investing conservatively in a brokerage account.......

Thank you for your thoughts