Some services are $149 flat fee, or 1% to put on MLS and some a d event going down to 3%, which is 1% for themselves and 2% for buyers comission...In most cases, I prefer do it myself for few weeks because i like the co tact with client and i have many creative solutions, lendersetc.... and maybe list it later... unfortunately too many realtors dont have any investment aide numbera, or experience, so they dont understand my thinking... usually they are not thinking outside the box on how to structure a deal creatively, put  restive stuff in descriptions, adjust terms quickly over the phone with potential buyer, etc...But of course, everyone has to make money.  

I think they have either been saving up, adjusting to the reality of higher prices, or simply waiting for the right fit. 

Your actions are identical with or without the 1031.  

I have gotten the inspection already and have already adjusted my refi accordingly.  

And there is nothing wrong with pursuing a cash flow strategy... nothing guarantees the long run rate of return on any investment; which after adjusting for inflation and other opportunity cost may not be materially different anyway.

As a project manager (and if you are running your construction projects, or an owner doing some of the work on site, you are THE project manager) you need to have a plan for the entire project in 3 different areas: Scope- what work is to be completed on the project to achieve the desired result, Schedule- a reasonable expectation of time required to accomplish the scope, And budget- the money needed to actualize the scope within the defined schedule(also known as the project constraints)There are many ways to deal with all of these constraints and different projects require different strategies, but the important thing to remember is that the 3 constraints are tied together- if one changes, the others need to adjust as well.

The example "extenuating circumstance" in the FHA guidelines literally talks about a scenario that's exactly identical to yours. 

I will adjust the numbers.  

What are your baseline numbers and how do the idiosyncrasies of a given deal affect these numbers (if at all) and do you adjust these assumptions for different submarkets/markets? 

Adjust your lifestyle as needed.