Multi family investment with 1031 funds

[Cindy Cheng]

Hello BP!

I own and manage STRs in Poconos (PA). I’m currently selling one of them and using a 1031 exchange to replace it with a new investment. I’m considering using the funds to get my first Mixed-use or Multifamily LTR and was considering Philly. I know there are many different areas and can be drastically different. It’s about 2 hours from where I live so still somewhat manageable. I noticed there are a lot of vacant rentals on Zillow and many of them are those high-end apartments with amenities. Is the market their oversaturated? 
My goals are to wisely use the funds to invest into something that will create cash flow with cap rate of at least 5/6%, appreciate over time and be in a safe neighborhood where tenants are much less likely to be late or not pay. I can get a property up to $850k. Any great advice would be appreciated! I want a neighborhood where there’s job growth and a variety of type of jobs. If there’s another city you can recommend, I’d greatly appreciate it as well!

Thanks!