If you don't want the property any more a 1031 is probably your best bet, unless it's got a huge capital gains capture in which case you could just take your tax lumps and collect your funds. 

Here's the bet: - "Unemployment" is not about to shoot up.

I’m betting on it.  

@Devin James My bet is on that they close. 

Some use very specific goal setting metrics, some use more general goals, there is no right answer for every person, but I am willing to bet that those that set some goals will be more successful in the upcoming year than those that do not. 

But I agree, seller's best bet is to buy using a conventional loan if they can qualify. 

You are betting too much on the refinance portion if you try to BRRRR with hard money.

Condos are a better bet since they usually give you more freedom to rent and are easier to sell.

I believe the best bet to get a good deal is to target pre-foreclosures with good chunk of equity.

Buying fent from a stranger is a safer bet.