But as you can now guess, I'm not a big fan of trial period special rates, offered just to get you to jump from a low FIXED rate, to an even lower TEMPORARY rate!

It's easy to say you'll raise rents to market rate but pulling that off can be difficult in softer markets with supply/demand dynamics without causing temporary vacancies, which leads to new TI's and other lease incentives to refill the space.I'm sure you have an investment strategy for the replacement property, and that should include which markets you are looking to reinvest in.

Now, property values have dropped—almost to the point where the capital gain tax I avoided through the exchange is offset by the decreased value.Has anyone found an effective 1031 exchange strategy that allows you to take advantage of the tax benefits while still buying the replacement property at a good price?"

in Florida I know of several renewals in the last 60 days that came in with a decrease in the premium with as much as 20%.

I would by real estate in cities that have seen large negative decreases in sales prices but are still positioned for population growth.2.

If you like your gig and making money from it.Real Estate is first purchased as an investment.Any potential tax decrease is a plus.Comparing real estate with other investment types such as stocks / bonds, real estate will likely get you the best after tax return.

Or if we had to put the new tenants in a hotel or temporary housing? 

It seems that Dollar General, although they decreased # of stores open this year, are a stronger brand than FD/DT.

Rent rates continue to appreciate strongly, with a consistent 7% market (3% in some sub markets, 10%+ in others) appreciation over the past few years. interest rates have  decreased in the last few months, and with the latest bunk job report correction and current trends indicated from the feds regarding 'inflation,' we are being prepared to expect more mortgage rate decreases.

Only issue I see (I am huge into data for my day job so I run numbers on cities on a regular basis) is that there has been population decrease in last 5 years.