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.  

It would never appreciate to where it would be worthwhile and great cash flows on paper but not gonna happenI would bet this is common in many of these other urban low priced areas.

I’m betting someone who rents out 1950’s homes in the Midwest would use a percent higher than 0%. 

If you're going down to the studs in the bathroom already, tearing out the window trim/stool/apron is probably the best bet.  

Those buyers are not having to do 1031 exchanges most times.In residential as an example the higher end houses tend to sit on the market longer and more of them do not sell at all.

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.

Sorry to not offer a connection, but for this one I think your best bet is to find the "land specialist" realtor in the area and get a CMA.If you want an extremely precise number hiring an appraiser is most likely the move. 

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.

Others suggestions of a HELOC or DSCR loan may be a better bet for you with less tax return type of requirements.