There are several skip tracing companies to choose from.

We always choose low maintenance materials for rehab in our class C/B properties.

Be smart about what package you choose to purchase. 

I might choose the most pressing repairs and make sure you have that set aside.

It's important to choose that one and commit to using it.

If he chooses to stay, review his finances to verify he can afford the new rate, then lock him in with a new lease.If he can't/won't accept the rent increase, give him 60 days to find a new place.

Depending on how far these tenants are lagging market rates for their similar size and condition of unit, you can be a touch more aggressive, but likely want to keep your rates $50+ below competition, so even if they are pissed they will start shopping around and realize they will still have to pay more and incur moving costs, if they choose to leave.

If you choose to work with an attorney for your 1031 whose experience is limited to a few 1031s a year (even though they may have a vast real estate background) you'll likely not get the economies of scale and a competitive price for your 1031. 

Low price grabs attention, great property retains interest, and creates a good selection of tenants to choose from.

If you choose to NOT self manage and use a PM in this area, it is definitely difficult to cash flow.