I must have taken stupid pills today because the math aint mathing on my 1031 exchange.thank you in advance

I own over 100 rental properties financed across many loans.  My bank only requires I have insurance for these properties without stipulation as to the level of coverage.  I have 80% co-insurance with replacement cost...

My wife and I have discussed the risk associated with minimal cash flow having to subside this property when issues arise.

Once you have some experience in RE investing, invest where the total return is greatest.By the way I have spent significant effort in the past to minimize cash flow (the interest rates rising in 2022 has temporarily put a hurdle on this).  

Doing it by yourself with minimal assistance. 2.

From my own research, I see appreciation is strong but cash on cash return is minimal. 

Plus 2021 builds in that area should have minimal deferred maintenance for at least another 5-7 years.Few things I'd want to know before pulling the trigger.

Property needs minimal work to rent; both sides are now vacant.

A few things about my criteria:Prefer minimal rehab - I’m not looking for a heavy value‑add project.Want a straightforward rental with solid demand and stable returns.Long‑term buy‑and‑hold strategy, not flipping.Open to SFR or small multifamily, depending on what my budget fits best.For those of you investing in Texas, I’d really appreciate your insight on:Which Texas markets currently offer the best rental fundamentals for a first‑time investorAny cities or neighborhoods you’d avoid due to taxes, regulations, or softening rentsTips for evaluating properties that don’t require major work but still cash‑flow reasonably wellThanks in advance for any guidance. 

They are professionally managed with audited financials and you can trade in / out of them at will with minimal transaction costs.