They could both sell and 1031 each into a 50% tenant in common interest of a property worth $1 mil.  

It sounds like you might need to hone in on what it is exactly you are looking for, and what your goal is. 

It's great to see a post with actual common sense on here regarding this NAR situation.

Is there no viable venue that private money lenders can meet directly with borrowers, where both have goals that can be met in truth and with confidence?  

(Which is not my overall goal of course).

Moving out of state, moving closer to work, school or moving into a bigger home due to expanding family like "pregnant" and/or requiring additional rooms or larger GLA.If you purchase a 2-4 unit and try to purchase another 2-4 unit if they are not "Common" to the area you will have a hard time.

If water is common, is that billed back to the tenants or you as a landlord have to pay for it and that will eat in your profit. 

if your goal is to build up a small but mighty portfolio of rental properties, then "time IN the market beats timING the market." don't wait for the best conditions to buy. just find deals that make sense with the current rates. it won't be as easy, but everyone's doing it. but don't bank on being able to refi later at a lower rate. that's a bad backup plan. 

There are very common sense reasons agents, MLS, realtors exist.

@J Newmanjust curious - what are your goals?