We split in May of 2019, I was still living there so to finalize the separation I refinanced her off the loan by paying her equity in July 2019.. 

Doing ground-up construction, where you buy land find the builder, and get a construction loan would be very difficult due to the deadlines of the 1031. 

You can create an LLC in the State of Florida online for $135 just visit sunbiz.org. you can then use a title company or get a quit claim deed online and record it with the county government where your property is located.

These gatherings frequently offer insightful discussions, networking opportunities, and education.Join Online Communities and Forums: Take part in online communities and forums devoted to real estate investment, such the Facebook groups for Ohio and Upstate New York real estate or the BiggerPockets forums.

Conventional loan How did you add value to the deal?

Which means I will still need to finance about $400k for each property at about 9% rate (the rate is high because we'll using a commercial loan as we'll be purchasing the properties under an LLC).

Construction loans are available in Mexico but its a complicated and very expensive process.As a developer, I find and buy the land, plan and obtain all the permits, recruit a general contractor, market and sell the condos to investors who either use them for part time living or list them on AirBanB. 

I would like to get a cash out fix&flip loan on my triplex.

Partnerships with people you don't fully know can get messy pretty quickly so in your scenario I would go to a local bank and get a construction loan.

I'm thinking 30 year amortization with 5-10 year loan with balloon at end of term at 5% interest.