@Austin Deardorff, TIC products, syndicated by broker/dealers under SEC law do qualify for tax deferred treatment under a 1031 exchange.  

How should I go about making an offer that doesn’t seem predatory or insensitive?

There's the going-in cap, which is a quick snapshot of the property's potential.

You’re in a solid location already being based in Malvern, but if you’re looking at 2–4 unit investments nearby, there are definitely some suburban pockets that tend to fly under the radar.In Delaware County, places like Upper Darby, Yeadon, and Darby tend to offer a decent blend of affordability and rental demand, especially for small multis.

Year-round draw.3) We just put a client under contract sub-$200k for a property steps from the NC entrance to the park.

Section 280B In the case of the demolition of any structure—(1)no deduction otherwise allowable under this chapter shall be allowed to the owner or lessee of such structure for—(A)any amount expended for such demolition, or(B)any loss sustained on account of such demolition; and(2)amounts described in paragraph (1) shall be treated as properly chargeable to capital account with respect to the land on which the demolished structure was located. 

I just had a capital partner walk away the day I was going to go under contract.  

We're selling a few properties and they seem to go under contract rather quickly but the resolutions have been brutal and nitpicky to an extreme degree and the buyers have also been stubborn as can be so I would lean toward buyers market. 

from what I hear it is also going to continue in that direction as tourism is also down.

Similar to a Military Member/Veteran when they get deployed they can rent out their home and come back can buy another primary home 100% which does depend on their remaining entitlement but in most cases its good to go and can have multiple VA loans.Every state offers its own special programs but you also have bank/lender programs built for your career!