If there was no appreciation, there is no need to do a 1031 exchange.I have never been a fan of condo's as you lose some control over the investment - You have no control over the monthly maintenance fees, you may not have control over who is on the board, you have no control over special assessments.I wish the investments turn out well for you!

Btw, I’ve seen people with a great deal of success in ACTIVE REAL ESTATE BUSINESS lose large sums in passive investment for just these reasons.  

And or thought people were taking advantage.

I realize people are trying to make a living, but anyone who cold calls me is the last person I'd use for any transaction (plus I have people for that!).  

A tenant doesn't qualify for a S8 voucher by making good financial and life decisions, so what quality of people do you think the system is dealing with?

Too much to lose besides money 

Nobody ever regretted buying a good property, but you find hundreds of stories where people deeply regret buying a cheaper property.Maybe focus more on how to make more money, build a side biz, and let the real estate do what it does get better over time.

But I guess to answer your question, I find people who are going to foreclosure.

While people will share a bathroom in say a 2/1 it is likely a harder sell in a 5/2 and the price you command is less. 

I would run from people like OP as an agent.