Btw, due to health issues my wife is getting a new job, less stress but bit less pay as well.

I’ve been analyzing the OpEx challenges for Class B and C workforce housing in our area, specifically regarding the rising insurance premiums and deductibles.I recently pivoted my business model based on some advice from a heavy-hitter syndicator, and I wanted to "stress test" the logic with local DFW/Fort Worth operators to see if this resonates with what you are seeing on the ground.The Pivot:Originally, I was trying to pitch "Smart Home" water sensors as a tenant amenity (trying to charge tenants fees).

One thing I’d stress before zeroing in on markets is making sure the exchange actually improves your risk-adjustedreturn, not just headline cash flow.If you’re netting $600k and already cash flowing ~$3k/mo at very low LTV, the biggest risk I see in 1031s right now is trading into a “cheaper” market that looks better on a pro forma but introduces execution risk, management drag, or thinner exit liquidity.The deals that seem to work best in this environment are:Smaller multifamily in working-class areas with stable employment anchors, not speculative growthProperties with light value-add where in-place rents lag market slightly, rather than heavy repositioningMarkets where cap rates actually hold up on refinance and sale, not just on paperI’ve seen investors do well focusing on secondary markets with hospital, logistics, or university employment bases where pricing is still rational and management quality matters more than rent growth hype.

stress that usually pushes them there.

That's less costly in time and stress than going it alone as a novice.

“If it’s borderline, don’t charge”This philosophy came up over and over.Reasons cited:Small deductions trigger disproportionate emotional reactionsDeposit disputes escalate faster than almost any other issueTime, stress, and legal exposure often exceed the money recoveredSeveral landlords explicitly said:Even when damage technically exists, we don’t charge if it’s close.4.

In real estate finance and note investing, stress-testing generally refers to evaluating how a potential investment would perform under adverse conditions rather than only under optimistic assumptions.

I'm told the smell frequency decreased to once a week after I poured water down the drain as a temporary measure 2 months ago and then after I finally got the water running in there again 2 weeks ago there hasn't been anything.So case closed, I hope.You'd think this would have been easily fixable months ago, but it wasn't.

Market value decreased while renovating.

What you’re describing is definitely a valid strategy, especially for someone looking to preserve capital and reduce stress while still generating reliable income—it’s not rare at all for investors near retirement to shift from appreciation-heavy, leveraged strategies to stable, cash-flow-focused investing.