When to sell SFR for 1031 exchange

[Kenneth Hynes]

All Wanted to get feedback on a conundrum that I face about my timeline for next 1031 exchange .

I have two SFR that I am prepping to sell as I continue to scale into Multi family , one on Colorado Springs and one in Olympia, WA. Both have appreciated greatly , especially in last year and not getting return on equity I would get in Multi-family. The current tenant leases don't line up right now, and I discussed timeline options with my property managers a about when the tenants can move out.

The Colorado house tenant I has been there since 2013 and currently MTM. When my property manager gave notice to the tenant that I intended to sell, they asked for extension until 30 November . The house in WA tenant lease is up on November 1 , but when that PM contacted them about moving out , they asked about getting out sooner ( Mid august , and some assistance * August rent and some money to help move)

Azimuth check on my assumption I will get higher prices for that will get higher prices from owner occupiers rather than investors . . There are tenants in place , but rents haven't kept up with the price appreciation so neither hit the 1% rule , more like .5% rule

If goal is to stack properties together for 1031 exchange , would it be better to sell in September ( with the cost of assisting the tenant), or November. A little bit worried about the softening market , and if eviction moratorium may disrupt the market by increasing the supply side