Using this time to focus energy on the non-physical work of designing and arranging for those so when things eventually calm down we'll be that much closer to shovel ready.It's hard, but have to keep the eye on the horizon and not so much on the road in front of you.

Expand your horizons imho.

Depending on who you listen to there may also be a wave of foreclosures on the horizon, so I'm being wary of that too (on the opportunities side) 

Most of the well established north side neighborhoods are priced out at this point unless you have a longer hold time on the horizon. 

While you may be able to model and hit your targets on IRR, and Equity Multiples over a 3 or 5 year horizon, the CoC is a good indicator of the deal and what you are paying for it. 

They have merely begun to look over the horizon, and sometime in 2024 they expect to ease restrictions.

I did a recent podcast on it and will forward to you pm.The three most popular that qualify for 1031 are DSTs (Delaware Statutory Trusts), TICs (Tenants in Common) and NNN commercial or ground leases.DSTs require investor accreditation have a longer investment horizon, and typically require some assumption of debt.  

To throw an idea out there, if you had a two year plan of renovating both sides yourself (saving money by DIY, having a little longer time horizon, etc.) you can have a fully renovated duplex in 2 years while having the benefit of stronger rents on one renovated unit after 1 year. 

A lot of my clients have adjusted their strategy to match the market and expanded their return time horizon to be more competitive.

Thus, I believe that only the true value-add plays are viable at this time, and investors need to have a really long time horizon.