Get a mentor, hire an agent who is really looking out for you and not just trying to close a sale, and be patient.

This business is about being patient right?

If it were me I'd price it high then be very patient with tenants.. a house that nice is tough to find in the rental market and people like nurses and robotics techs will be after them.. 

I'm still investing and will continue to invest regardless of market trends.Real Estate is a forgiving investment if you can be patient and hold on to the property.I saw the popular Ken McRoy YouTube video on "Real Estate crashing in 2021".

Be patient and spend a few hundred hours on self education.

If you're patient and willing to do a lot of research, you might be able to find a motivated seller and get something below MV, but they'll be pretty rare.To get a better idea of what the MV is for the neighborhood you are looking at, have your realtor run some comps for the bedrooms and square footage you're looking for.

If the contractor can be patient you could finish the 1031 and then refinance and pull cash out after the exchange is complete. 

Look at what you want to get out of it (work with the end in mind) and what are you willing to put into it (can you grind away, do work yourself, be patient, network, market)?  

The cost to get in can be higher compared to other locations but if done patiently and correctly you can have low vacancy and great tenants.

Buy really low and be patient for deals.