However, I can see it being a fair investment if you wanted to replace your income and slowly retire from working. 

so cost me 2500.00 to replace repair and attorney fees. and we will never buy off the shelf plumbing from Home depost unless its state approved.. we buy very few items actually from home depot.Although my supply house right now cant get liquid nails for framing and I made run to our home depot and bought every box of liquid nails they had enough to do about 10 of the next 30 homes i am building thats how crazy things have gotten on the supply chain issues.

Even if units are well-appointed and in good condition, reserves for replacing elements over time, such as floors and appliances, need to be underwritten.

A lot of exterior upgrades, replaced the roof, garden, walkway, etc.

A lot of exterior upgrades, replaced the roof, garden, walkway, etc.

And like @Kyle Keller said, they have to have a Qualified Intermediary in place prior to their sale or the 1031 isn't possible.As far as replacement options, NNN lease properties are perfectly fine as replacements for a 1031. 

I had an electrician come to give me a quote and he is saying its about $7k to replace everything including the electrical box outside, install a copper grounding rod, work with the local electrical company and arrange permits and building inspections from start to finish. 

AKA very easy/simple things that require no actual part replacements or major work.My fear is that when I hand my portfolio over to a PM I will be getting a lot of high price maintenance expenses for service calls which might raise my expenses dramatically.

So it qualifies as a replacement for the 1031.You just have to ask each syndicator if they can or want to accommodate you as a tic to the LP.

Your intent for The 1031 replacement must be to hold for investment use.