The main reasons to execute a 1031 exchange when selling properties is to defer the tax until your heirs get a step up in cost basis and to avoid the recapture of depreciation.

However a better reason to use a 1031 exchange is to exchange it with a property that yields better cash flow. While using the 1031 as a tax strategy for the long run it does not yield spendable dollars in the short run.

Improving your cash flow is an effective strategy to affect the short run.

The  subject is a dry and boring so rather than cover it all, I would like to hear your situation and perhaps I can point you in the right direction and provide advice about commercial real estate.