A valid 1031 exchange is a sale of property you've held for investment and a purchase of other property you intend to hold for productive use in investment. 

I look forward to meeting like-minded individuals here.  

It's possible with a longer time on market, they may be open to a lower price.2) being sold by owner - may be more opportunity here. price may be over/under market value.3) foreclosure - bank is motivated to sell. may be willing to sell under value especially in a slow area.based on this, it seems like best bet would be to pursue houses sold by owner, foreclosures, and listings that have been on market for a while. there also is a whole other approach of finding motivated sellers - drive bys, bandit signs, etc. 

One side is trashed (tenants moved out and it needs a lot of cosmetic work.. thus the motivated seller and low price) the other unit is being rented for $800/mo.Thoughts?

High net worth individuals may be in a hard place for a short sale if they still have money/assets. 

Does anyone have any product or process recommendations?

Even asking for all units to be vacant won't work with the underwriter as I understand they only look at the property based on the current situation.I explored the Freddy Mac 5% loan product but it won't work as I make too much money.

Do you mean someone developing new product from the ground up?

List of top 5: https://www.forbes.com/sites/samanthasharf/2018/05...Nationwide heat map of under/overvalued cities - click into the state to see individual cities: https://www.fitchratings.com/site/structuredfinanc...I'm surprised by San Antonio because I thought their growth was more in line with population expansion - I thought it was a good place for appreciation on buy & hold, but now I'm wondering if that's true.

Properties get titled in the legal name of the acquiring individual or entity (not in the DBA)... so other than branding, DBAs are of little value in a real estate investment business.