Do the due diligence before pulling the trigger and look at the neighborhood for appreciation.

I'm considering refiancing my BRRRR property here in Jan of 2021 to get cash to pull the trigger on some possible foreclosures in my area.

Transferring the properties in and out of the LLC will trigger the due on sale if we BRRR'd through the property.

I don't want to even spell out the city as to avoid triggering all the vultures' keyword alerts.

You get education, bird's eye view, and can strategize with the agent, while the Lender is what will ultimately allow you to pull the trigger to do the deal, and can give you the exact numbers you need. 

I’m not someone who jumps in without having a concrete game plan (possibly even to a fault) so that’s the step I’m currently working on, but my goal is to be ready to pull the trigger by January 1 at latest.

This is one of those situations that is not as simple as applying for a building permit and pulling the trigger on the work.

You will still defer some of your taxable gains if they exceed the amount that you trade down by, but if you trade too far down in value you will trigger all of your taxable gain and the 1031 Exchange will not provide you with any benefit. 

Not knowing how to navigate these waters is preventing me from pulling the trigger.

That being said, if you are set and ready to pull the trigger, find another agent.