Once the construction of the business building was far enough along (but no more than 180 days) that the price of the land and the amount of improvements you make on it are equal to the sale of your old investment property you take title to it and that would complete your 1031 exchange. 

Hi David, you need a discounted propety, have you tried hyper focusing on off-market properties in your desired area.  

My piece of advice would be to research emerging neighborhoods and focus on areas with strong job growth and infrastructure development. 

Are you focusing your efforts in/around your local market?

And lastly, by doing more of a new build focus you can always exit since you built below market in the area.

We have been attacking it via focus on expanded ancillary services.

It could also help you to decide what type of real estate you would like to focus on - i.e., residential vs. commercial. 

Upside though this also creates opportunities I guess.BRRRR could work here I think but would really need to focus on younger stressed properties to get around bank valuation process.

You just have to be careful because some sales agents will just advise you to over improve the property because it makes their job easier.

Is there anything specific I should focus on during the due diligence process, particularly regarding title and document inspection, compared to a traditional sale?