I am not writing off your investment style as there is obviously merit to buying a property that cash flows from the get-go, but I would ask that you both consider the merit of strategies that might not match yours. 

As mentioned above there isn't enough/any profit to merit doing a 1031.

., @Bobby Nilsens idea of a reverse exchange has a lot of merit in an inflated overheated market like where you are. 

If that is the case then no additional data points or studies will likely give enough merit to offset the risk.

Although I think the random ones are less common as there's plenty of returns they can choose from that merit scrutiny.

I am telling you that their theory, as it seems to be from your question, has legal merit.

I think your “partnership” idea has more merit in that you are using a turnkey company (although I am skeptical of the type of returns you are expecting).

Now regarding point 4, you have an argument that has merit.

Every deal is unique and stands on its own merits.

A checkbook IRA LLC does not automatically change tax rates to 21% unless a UBIT blocker is deployed, which would be the entirely wrong solution for this usage.While you are welcome to express your personal opinion about the relative merits of investing tax sheltered money vs post tax money in real estate, it would be much more helpful to forum readers if you would avoid making factually incorrect arguments to support your point of view.