Be sure there is no damage and like @Justin Fox said, if the neighborhood can't support your improvements then don't do it.

It’s definitely improving (10-15 years ago it was basically overrun by meth/gangs).

Hi Betty, buying somewhere that you can force appreciation by improving the asset is a safer strategy than buying and hoping for appreciation.

He offered the occupants cash to leave which they gladly took, even helped them move into their new housing with his truck.

Wake up at 3:30 coffee then read messages emails and texts that cane in .. then bible verse of the day a quiet prayer time in my truck before I start work and then I’m ready to face the day

Usually you have to truck the soil out to a plant where they clean the soil and monitor it for a year.

Otherwise quality of life has improved dramatically.

No details of what the property is, where it is, condition, what NOI is, if the property is fully occupied with market rents or there is room for improvement, how reno does it need, etc.

We would normally call these a construction exchange and an improvement exchange.A 1031 exchange by statute is always a sale followed by a purchase of real estate. 

Do you mind sharing your experience investing in this area and expectations for future improvements?