Need advice/ opinions

[Julie Nealey]

I purchased 2.68acres of mixed use land in 2019 in Mill Creek, WA, although I had been dealing with the owners for 3years prior to that. The land is in a VERY sought after location and had a lot of interested developers prior to me. Unfortunately the land was landlocked and had a three-way easement with a Les Schwab and a Lowe's. I spent 500K to get access with the WADOT and feasibility for an owner occupied, $6million development. I hold those permits and have since 2019. 

Covid held up all development and my funder backed out when the cost over doubled coming out of covid. I decided to have the site reassessed and the wetlands redetermined. They were reduced allowing me to maximize the site with 37,000 sq ft of commercial office/retail/restaurant and 12 3-story Townhomes. Pre-App approved.

Comps for townhomes sell for 1.1 - 1.3million and the lease is $38-$41 NNN + TI

Unfortunately, I don't have the experience to develop something this big. (With TI it will be $20million)  I have some interested equity partners, but realistically 70/30, and I would make just about the same money to sell. If I developed with a partner it would be 3-5years before I would see commercial cash flow, but it is very good. With cap rates, I could sell very high even with an equity partner. 

Is it better to just sell without the headache and take the income and 1031 for cash flow right away? 

Thank you, I have gone round and round with this.