You can package the property into a perform note You’ll be able to raise private and or commercial money through the note 

This was a costly venture that, combined with several months of lackluster performance, did not allow for distributions to our shareholders.

I little bit about myself - I am a father of 5, a husband and a grandfather of 2 beautiful boys. 

Check the demand for single-family homes in the area and look at recent sales to see how similar properties are performing.

The software allows me to generate custom reports on my rental income, expenses, and overall performance.

I can only see the benefit of forming a self performing property management company if you believe you can be more effective on cost and service than the local 3rd property operators and even cost can be tricky to calculate because most focus on the management fee that's charged rather than the cost to put out fires when they do arise.

If you are going to purchase materials as a cost saving mechanism, remember the project will perform best if both the owner and GC turn a profit.

If you're a 5% owner for only part of the tax year, then only the services performed during that period count toward qualifying.Also, it's important to note that the Tax Court has held that merely being on calls doesn't meet the 750-hour requirement.

Since you are from WA, I am wondering if you know how that market perform. 

@Jason Kahan To perform a 1031 exchange, the ownership structure is crucial.