Reach out via PM and we can exchange info, if you like.  

Let’s connect sometime and exchange ideas!

I now monitor the owner's equity, return on investment, and other factors and then proactively reach out when they are ripe for selling, exchanging, or adding doors.

Might it be smarter to offer a slightly lower monthly rent in exchange for a tenant who feels more content.

If no consideration is being exchanged, then all you would need is exempt stamps for State and county. 

.- If I use a 1031 Exchange, does the next property also have to be a duplex?

The "cash-for-equity" program from QuickLoans appears to be a shared-equity or deferred repayment model, where you receive upfront cash in exchange for giving up a portion of your future equity.

Then you can do a 1031 exchange or sell it at a lower tax rate. 

That’s something you’d want to figure out through tax planning.Regarding the 1031 exchange, bonus depreciation doesn’t affect whether you qualify for one.

Following this exchange, and after a few more callouts from Melanie, you appear to have downgraded your account on BiggerPockets, and gone inactive coming back only recently to respond to Melanie's post here.