However right now it is VERY competitive in the tax lien market so it is going to be very hard to find something good.

I see you've had the property on the market for a while, which must be frustrating, but what will it take to put a transaction together?

I would check your market analysis.  

If you are trying to do this in Newark, you need to know the market of that particular set of blocks so you don't overdevelop for the farm area.

I’ve joined some of these before & they often feel like sales pitches or marketing ploys, but I won’t be pumping people for information or trying to make a mailing list or any of that.

I'm analyzing properties in my expensive market which has a dire need for affordable housing.

Cash flow is crucial, especially if you depend on it for your monthly income.Selling the property for $170k, which is above its market value of $120k, might seem like a good deal initially.

Look at their marketing strategy.

There are many markets that fit this description.

The 1031 exchange rule to defer your tax is two part 1) reinvest all your proceeds and 2) purchase a property (or properties / DSTs/TICs) with an equal or greater market value.