1031 to an owned property?

[Jamie Brayton]

I'm new to 1031s. Are there any creative rules that might help us in the following situation? Are there any other options I am not thinking of?

Background: As my husband and I consolidate properties within our family business, we want to get rid of non and low cashflowing properties. We are interested in selling a second home/vacation rental. We would like to use the money to rehab a warehouse we already own free and clear and convert it into an already approved apartment complex. Similarly, we're considering selling a strip mall with a large mortgage and lower cash flow to finish two more floors of storage units that have no mortgage. 

Is there any way we can reduce or avoid taxes on the capital gains if we roll the gains into other properties?