VA loans are typically meant for individual borrowers, not businesses or entities.

These homes tend to individually appreciate over time and are actually not bad places to live.The places with the lot rent you have to decide if you want to be in the mobile home business and buy the park.

I have also purchased resid. and comm. properties where the landlording/property management was really poor. 

If a claim is filed and the property is owned through an LLC the individual members are less likely to be named in the complaint and that above all else keeps the members name out of the docket.

The bulk of properties run by small private landlords are managed rather poorly by people who don't know what they're doing and really have little idea about how to get better at it.

So the actual tax bill is going to be impossible to predict without looking at the individual owners' personal tax situation.How much of a gain do you think you made on your first flip?

If the former, note per Union City Rent Stabilization ordinance (https://ecode360.com/15397000 is a slightly outdated version), "the terms of this chapter apply to individual dwelling units within a building, including condominium or cooperative units in the process of being converted, or having been converted".

Your 1031 will ultimately be only as good as the individuals directly assigned to your exchange.  

Renting an individual room is all but guaranteed to be cheaper than them renting a 1/1 apartment alone.

Giving away the place cheap only creates more work for yourself screening lower income individuals, and attracts scammers.