In this case if each unit was identical then the rental portion would be $200K and a 1031 into that property would be fine.The down payment for the entire purchase can come from the 1031 proceeds. 

Values in my area have gone up significantly and I'm curious if getting them re-appraised would allow me to depreciate more money over the next 27 years.The duplex I live in is worth atleast $300k now ($100k increase) and identical duplexes as my new one are being sold by my builder right now for $360k ($85k increase).

It sounds pretty identical to my house hack and rental here in Arvada.

U can go into almost any mid west rust belt city today and buy any number of houses for under 100k  day one  no problem thousands of them but these are not where owner occ's will buy.. neighborhoods are too sketchy to downright dangerous  schools bad to terrible  retail closed down becomes of decades of thefts  etc etc.  

If the units are identical, you're going to have next to an impossible time evicting the current tenant. 

If the cost / rent per unit was identical I would do the SFH as it gives you more options on the back end.

At the last minute, landlord asks to do a background check which stalled for months and I claimed that it was because of identity theft issues.

My investing start is almost identical to yours (same age and everything). 

Do you have any recommendations for property managers in the Ft.

These do have replacement value add-ones because they are in hoas where you must rebuild the identical house within a year or give the lot back to the Hoa in the event of a total loss.