The 1031 must be a sale of investment property followed by the purchase of investment property. 

.- Personal: I work in tech, and Tom works at a VC Fund.

It means that you, as the purchaser, cannot close on the purchase of the property until (subject to the terms of the contract) the seller identifies a new asset to acquire with the proceeds of the sale. 

My Question is, for these up sales how do you expose these packages to the guests, are they included in your listing or added to the base price, if a guest chooses a package do they pay for the reservation how they would normally through the booking platform then pay for the package separately?

They are billed as "a scientific approach to single-family rentals" and use "institutional grade property management," which usually means they are a tech company in real estate and likely either don't have the existing property management relationships in each area or you chose an area where they don't have enough units through Roofstock for the PM they chose to care.

I called their tech support only to be told they would submit a ticket.

Appraisals, Lenders and Rates : Beyond the transactions that were literally in process (sales, listings, leases, seller carries) are properties that remain amongst vacant lots.

It will be about 3% of tax value which is the sale price in a recent sale.

Expected sale price?

Send an HVAC tech out.