Any other creative methods to make this person regret ever doing this to me...

.- Tenant quality matters more than people think. 2-3 year tenants who keep the place immaculate = way less headache and turnover cost.The Concerns:- At $4,200 PITI vs $4,600 rent, you're only at $400/month before vacancy, maintenance, CapEx reserves, etc.

Be quick and be methodical.

do what they're doing.you got a nice summary from @Caleb Brown of all different methods.

Crime patterns, school zones, and tenant demand play a big role.Tenant quality and turnover trends — Certain areas and price points see higher turnover, which can quickly impact cash flow.Older housing stock and maintenance expectations — Many properties require updates or ongoing repairs that out-of-state investors often underestimate.Eviction execution and local process — Mississippi law is generally landlord-friendly, but local knowledge is key to handling issues efficiently.Curious to hear from other Jackson investors.

We created value by rehabilitating dilapidated housing and renting it out to people in need of quality homes to rent at reasonable prices.

Instead of hard rules like $300/unit or the 1% rule, focus on true cash flow after all expenses, condition of big-ticket items, and tenant quality.

One thing I started doing: scoring each comp on quality, not just picking the best ones.

This method allows you to take advantage of the significant tax benefits offered to buy-and-hold investors.Need cash??

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.