It would be my first time doing a 1031 and don't want to attempt to sell 3 properties to 3 people and roll that into 1 1031 buy.

I expect they will attempt to use the moratorium as an excuse.

I have a few zoning maps that I have picked some very targeted areas I will be sending letters to and possibly door knocking however this will be my first attempt at either.

My "go-to" would definitely be attempting to step up to the next level and achieve commercial financing.

(They're attempting to roll out a change to the calendar page for the past couple of weeks, which appears to be a downgrade)I wish I had a better suggestion, but I don't.  

While not a complete list, the following facts, coupled with the tenant being gone, are circumstantial evidence of a tenant’s intent to abandon: rent is unpaid; can’t contact tenant after repeated attempts over time; no one has seen the tenant; the tenant’s vehicle is gone; utilities and/or phone is disconnected, or has been transferred back to the landlord or community; all food has been removed, or remaining food is spoiling; toiletries removed; most furniture has been removed, especially beds; mail is stacking up, or is forwarded; children have not been seen, or are not in school; storage locker emptied; clothing removed."

I would attempt to renegotiate essentially with the intention that the money you receive over the next month or two or three covers your legal costs to foreclose as I suspect that’s where you’re headed.

Appraisals attempt to determine market value. 

They attempted to sell me on the idea that the area around my community will be built up within the next 5 years, driving the prices of my home and other houses up substantially.

The biggest challenge has been balancing rehabbing both units while attempting to get the upper ready to be rented as soon as possible.