Need help- partnership flips end game- 1031 possible?!

[David Denney]

Hello, quick background- 

I have been buying and flipping raw farmland/ recreational farms for about 5 years. I'm on My 3rd soon to be 4th farm. I have grown my equity very quickly. Problem:Currently I own 1/3 equity along with my father 1/3 and our partner1/3. We do not have an LLC. We have been buying as tenants in common. My plan has been to use 1031 and build my equity until I own a farm w no morgage and it cash flows. The issue is that I'm giving up 1/3 equity to a partner and would like to only have me and my father own the final farm. I find the deals and so 90 % of the flip. We split expenses 1/3. Seems like I'm giving up a lot. Is there a way to let the partner cash out in between Farms and continue to 1031 to the next farm??? I've been. Told that to complete a 1031, the title cannot change from one farm to the next. So loosing a last name of the partner in the title would not allow me to 1031 I'f the partner cashes out; correct? This is also the reason I haven't converted to an LLC- 1031. Currently farm will be worth approximately 1 million at sale. Need some help if anyone has advice. Thank you!