1031 from rental property to land development project/flipping?

[Indra Tanudjaja]

Hi, maybe this scenario discussed before.

i have rental property in Florida (via turn-key provider); 

i am thinking to sell it to join land development project local in CA and if there's extra gain, i will invest the rest to my flipping business (just started).

is this scenario qualified for 1031, ? if not, any advice on how to minimize the capital gain tax as much as possible?

thank you in advance for all the responses.

regards

Indra