Best 2023 Markets for rental cash flow (STR , LTR, Multi-unit)?

[Patrick OHalleran]

Looking to sell our STR in St Pete, FL which has appreciated nicely over the past 2.5 years ($300k) but have not seen positive cash flow. We'll do a 1031 exchange and invest our $300k either straight swap or potentially for multiple properties. Goal being cash flow as we want to retire in 3 years from W2 jobs and need passive income to begin carrying us.

Questions:

Are there 1% purchase to rental opportunities with limited rehab work required in Phoenix-area (which is local to us, we have a good property manager in place for another rental property and they can take on our new business)?

What markets offer the best cash flow opportunities with limited rehab work required outside of Phoenix?' 1% REI markets?

If you had $300k how would you invest to maximize cash flow?

Thanks!!