They may have off-the shelf properties that will permit you to at least complete your 1031, even if not as solid a deal as you had been hoping for.  

Rents seem to have held stable and have been paid inspite of moratoriums?

As was mentioned earlier, buying an existing business is a strategy that should not be overlooked.I consistently see business owners working anywhere from a few hours per week to full time, pulling in $300K+ net to the owner, with a selling price of about $750K - $1M +/-.If the business is Amazon-proof (some retail, but not entailing personal service) and federal regulation-proof (fossil fuels and whatever else they decide to drop the hammer on), and you have the business chops to run it, that seems like a more stable and safe investment.Baby boomers who own these businesses are suddenly considering their exit strategy. 

(So dig a little deeper in area searches) Irvington for buy and hold properties (this area has been unique as well as stable for some time with buy and holds), other areas for fix and flip would be Haughville (truly seeing some changes in the market recently and level of finish to homes), Brightwood, Bates-Hendricks and most recently near Riverside Park bound by 16th St to the North, 10th St on the South- Indiana Ave & River/Fall Creek East & West.

Do you have a W2 job or 2 years stable 1099 returns? 

NOI is positive and I get stable cash distributions regularly.Any input is appreciated!

Either a way to plug them in while on the nightstands, or maybe a narrow shelf to fit 2 phones under the TV where there is an outlet.Good luck, I hope you do great!

I've never rezoned anything, so can't speak to the cost.In order for you to qualify for a mortgage of any kind, you will need to show stable income.

We are looking to get our cash flow up and this happened to be in great stable/growing neighborhood.

We are looking to get our cash flow up and this happened to be in great stable/growing neighborhood.