However, past performance of appreciation is not necessarily indicative of future gains due to variables within each market.

Plus, you already know the market, which gives you an edge.

but, just to be candid, with the market the way it is right now, it's the most hands-on, time-consuming, gnarliest projects and strategies that are generating the best returns (and i am not recommending those - just stating a fact.)plain vanilla LTRs are still a great strategy in the long-term - they're just tough to acquire and they're not going to cash flow.can you tell us a little bit more about your background and what time you do or don't have available? 

Only 1% of all listings offer seller financing so doing a seller wrap makes your listing better than 99% of all listings on the market simply by offering it. 

We do it statewide in FL for 10% and include guest communications, marketing, pricing, and softwares/automations. 

Is it way below market?

A class garden apartments in a market they live and know extemely well.  

I wouldn't let the time requirements of a 1031 exchange dominate your thinking at this stage in the market.

Developers benefit from a ministerial approval process that bypasses discretionary reviews, while real estate agents gain more inventory to sell in high-demand markets.

it can be a good market but no telling what insurance will be doing in the coming year there.