Now, property values have dropped—almost to the point where the capital gain tax I avoided through the exchange is offset by the decreased value.Has anyone found an effective 1031 exchange strategy that allows you to take advantage of the tax benefits while still buying the replacement property at a good price?"

Repairs and maintenance for rentals are not depreciable as it is not effecting your basis.

With that in mind, I can effectively "refinance" now by paying 1 point and getting an additional .625% off my rate without paying an additional set of closing costs.

I mention this because AirDna does not provide detailed guest number data, and does not effectively parse out the impact of bathroom count. 

At this point, I could easily see 100% bonus being codified on an ongoing basis as part of whatever the 2025 tax bill looks like to take effect for tax year 2026 after TCJA expires.

It will effect your rate vs a 758 credit score but you should be able to get a loan with that score. 

I lean toward the latter—this is more about economic conditions and the lingering post-COVID effects.

You need to market yourself on social media, you need to direct-mail (and have an effective strategy because everyone is direct mailing), driving for dollars, hunting on MLS, cold calling (skiptrace), going to the REI meetups and connecting, meeting with realtors, talking with wholesalers (and letting them know you're not a tire kicker), etc. 

I love to talk shop about rentals, hard money loans, notes, deals and sweat equity (preferably very little sweat but more effective planning.)

Don't go for low hanging fruit.