Based on rough assessment, the following is needed just to get it listed:NeedsLowMidHighRoof$7,747.00$12,580.00$26,037.00Siding$20,000.00$25,000.00$30,000.00Windows$9,000.00$12,000.00$18,000.00New Deck$8,000.00$10,000.00$12,000.00Roof Leak Repair$2,000.00$3,500.00$5,000.00Mold Mitigation$1,000.00$2,500.00$3,500.00AC Units$13,000.00$15,000.00$18,000.00Carpet Replacement$2,500.00$3,500.00$5,000.00Kitchen Remodel$5,000.00$10,000.00$20,000.00Total$68,247.00$94,080.00$137,537.00Due to lack of capital to fund these repairs, I believe the best option is to find an investor looking to flip. 

Some of the materials we choose and asked him to pick up (such as flooring) he replaced with low quality materials, I assume to keep more of our money for himself. 

February may not be the best time to find a replacement tenant, so you may want to go Month-to-Month (MTM) until April or so.

Do you save three months of vacancy for each unit and $50,000 for the roof replacement?

Reinvest profits, stay patient, and keep building toward replacing your income.

That said, Pricelabs, Wheelhouse, Beyond, are all good, too, but I don't think they replace you knowing your market to set the parameters for them to use.

The out of the box strategies and set ups sold will never replace customized AP/Tax strategies based on individualized circumstances. 

Here are a couple of ways you could structure the deal:Lease Option with Seller Financing: You could lease the property with an option to buy later, allowing you to rehab it while giving the sellers time to find a 1031 replacement property.Seller Financing with Deferred Payment: Structure the seller financing with no immediate payments, allowing you to refinance once the property is appraised, and the sellers can complete the 1031 exchange when ready.Escrow Holdback: Transfer the deed into an escrow account, giving you control without immediate transfer, so the sellers can take their time with the 1031.Third-Party Facilitation: Use a qualified intermediary to hold funds and facilitate the 1031 exchange while you refinance.These options allow flexibility for both you and the sellers.

For a rule of thumb, replacing a commercial boiler can range anywhere from $20k to $150k, depending on the size, age, and efficiency.

In order to defer all of the tax you must purchase a replacement property that is at least as much or greater than what you are selling for.