Are you over-improving a rental that won’t command more rent?

Sell your properties as a portfolio (not usually the best idea since singles will generally command a better price, but still an option) and then you have only one 1031 exchange to work with.3.

I think this could command a small premium in both sale price and ADR but I don't think it would translate to a gold mine. 

They sell 33% to 90% faster (averaging 23-41 days vs. 184 days for non-staged) and command 1% to 25% higher prices, with ROI often exceeding costs by 5-15 times.

In general, if your unit is private and well-separated, you can still command market rents.

The renovated unit would command around $2,300 per month in rent, excluding utilities, and is very close to the Elementary and Middle school.

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Also would be happy to substantiate that ARV for you... seems a little high for the square footage, but there are certainly neighborhoods here that command that.

What goes into achieving such commanding knowledge as I have, is no less than a few hundred hours a year of active market monitoring, hundreds more hours of travel touring markets, hundreds more hours networking. 

Agents in general, yes, most often there sphere of commanding knowledge is limited to "A" city or the immediate circle there of.