A 1031 exchange is about improving your situation - location, vintage, class, cashflow, not about trying to sell a decent property and exchange it for gold bars.

There are a few "gems" I've found that can make it work but they have issues as a trade off.

Whether it’s low interest rates or more people have discovered the hidden gem of Toledo, good deals are much harder to find now, but certainly still exist.

As I've learned in OKC, not all brokers can reliably dig up and identify the BRRRR gems. 

It´s easy to mark all flippers as inept but a person could be passing up a gem where they decline a wonderful property based of something common and insignificant.

The deals are harder to find, but with a little research there definitely is some gems out there.  

I know I wouldn't find such gems in Boston, but i was expecting at least to make %15 to 25% cash on cash return on my down payment since its leveraged by a mortgage, anything less would be unacceptable by my standards.Feel free to double check my math if i am wrong.

There might be a gem among all the trash. 

I agree with @Mike D'Arrigo, although there are some gems out there for lower prices. 

I put a laundry unit in the garage and it has been the gem of my portfolio ever since.