I have considered 1031 exchanging, but as our buildings cash flow and are appreciating well so I have not seen much value in doing so.Thanks in advance for any insight and advice.

Unless you're in a place to do a 1031 exchange (which can have higher transaction costs, depending on the situation), there likely is a significant amount of capital gains to pay upon sale of a property for reinvesting, or if investing in alternate markets like stocks, bonds, CDs, etc. 

We close July 9 on the duplex, and looking to roll the 1031 exchange ... 

1031 exchange ALL DAY!

If the goal is increased equity and wealth then upgrade properties judiciously and increase rents or trade up using real estate exchanges.  

BTW, we get CFLs free from our local power company in exchange for spent ones, so it was an easy fix.

The property itself is worth about 130K -140K currently so I will be 1031 exchanging next year when rates come down to a newer property.

More realistically, if there's a veteran willing to give up re-using their VA loan entitlement amount in exchange for top dollar on the sales price, that's for the listing agent to proactively put in the listing description, and have a stock flier/email to send back when inquiring buyers/agents ask.

Hi Eileen, I assist accredited 1031 exchangers into passive investments. 

It's precisely the lottery size judgements that either exceed you insurance or are dodged by your carrier that make it a good plan to have another layer of protection  of a limited liability entity.