I saw some properties today, only one of which I thought had potential, but an offer would have to be pretty low to hit the 70% rule which is the goal.

Real Estate, Self Help/Health, Starting my own Direct to Seller Business, Roth IRA, Crypto, and my family! 

When you do a traditional 1031 exchange you have 45 day identification period, to provide a list of potential replacement properties and 180 days to close on a replacement.

Think there is some substantial validity in this, but do you think it could potentially be utilized in a different fashion?

They have an internalized system where instantly a person has thousands of potential end buyers for a "lead" coast to coast.

Quote from @Jay Hinrichs: Oregon finally passed legislation to reel in unlicensed wholesaling its in this months publication from the state RE agency.Highlights:Goes into effect  July 1 2025Requires:On line application to become a licensed wholesaler  ( RE agents exempt from this of course they already have licenses)Name of company and individuals who will be performing these services.Each one needs a full criminal background check and approval prior to receiving the license.300.00 annual fee for the license.Written Disclosures in Bold 10 point.These must be given to Buyer and Sellers prior to entering into a wholesale contract and signed for.Also RE brokers assisting wholesalers need to give these to potential buyers and sellers.

I typically host single family homes, but have been asked to potentially host an apartment complex of 22 units.

We have our starter home currently rented out and can potentially move back. 

Once could purchase the land (and potentially other land/real estate in the future).

Obviously some potential issues with the lender, but how often do these deals really happen?