The neighbors are eager for him to vacate the property.The property is located in a very liberal area of Northern CA and the attorney retained by the daughters is claiming there is nothing he can do to get the husband out of the house. 

You're going to have to find these properties before they hit the mls to be good deals.  

Like any sales, it's a numbers game, sometimes you just have to show it to a lot of people until the right one finally hits.

Very safe neighborhood.To hit that standard, it probably needs:1. new roof (1300 sq ft?)

If it's sitting for more than 2 weeks, I'd lower the rent to $1650 to hit a different price point.  

Once the price hits THE PRICE people come out of the wood work to make an offer on the home.

Coincidently I was on the exact same Course's website just about to hit the purchase button when I decided to go to BP to see if there were any references for the course material and found his post.  

A free and clear property that breaks even doesn't sound right.Brent hit on one aspect.

Sorry to hear you both are hitting a rough patch in your lives. 

The reality of the 1031 is if you hit with a lower offer the seller might not get enough proceeds to 1031 and might just keep the property.