You might find an investor who needs help marketing, or a general contractor who needs help swinging a hammer.

I work in Financial Technology, managing the systems used to price, trade, and value financial products.  

I'm sure you'll get some input from some here who know more than I about these, but it's my understanding that you can't "trade down" with a 1031 exchange; the replacement property has to be at least equal in value to the relinquished property.

I haven't read it, but from all the content on BP and the podcasts, I expect it details some pretty solid strategies.If you credit is terrible but you have cash, you might need to spend some time networking and looking for a local investor who is willing to trade insight for hard work.

We can trade and compare information.

Then it doesn't matter what time to trade....

That's not just swinging the hammer. 

If it's a decent opportunity rarely found in your market, I'd be willing to pay a little to live somewhere like @Stephen Akindona points outWhen I do nothing but swing for the fences, I strike out a lot.

If you are looking for value add, then see how appreciation can be forced here if and only if properties in your area are trading at a 6 cap.

It does pay to be honest but you are not obligated to volunteer all your trade secrets to sellers.