(This is reflected in your comments about suppliers seeing 50-60% decreases in their sales prices while retail prices have gone virtually unaffected)Not only will growers be limited to fewer potential customers, but I suspect that a lot of those who tried and failed to get into the industry on the retail side elected to enter on the  supply side for the time being in order to get their foot in the door.So, if my theory is correct, that would mean the current dynamic is causing the appearance of a much lower demand and a much higher supply than you would otherwise see in a completely laissez-faire economy.

The main takeaway I have gained after reflecting on last summer is that 1) chasing money alone will not work in this business, and 2) that it cannot be done alone, instantly just like that, just after reading a few books or taking an online course.  

It's like with the seasons: There's a time for preparing the field, a time for sewing the seeds, a time for growth, then harvest, celebration, reflection, and rejuvenation.The challenge for many of us is accepting it is so.

On reflection, this isn't really a 1031 type question, but what if you refinanced and then got someone to take the property subject to the existing financing?   

We don't need that reflecting on us.  

If you treat people with respect and show you actually care about them, and their well being, they will reflect that back to you.   

This post reflects a lot of the same thinking that I have regarding being a part-time agent and how that could benefit me as an investor in the future.

You just never know peoples' situations or darker ulterior motives, which is a reflection of my life experience but I'm optimistic to take a chance.

Your discount factor reflects discount on the price. 

These metrics are reflected on a project level as well as performance for to the project sponsor and investors on a pre and post tax basis.Let me know if you have interest or need for such a tool.Best Regards and good luck in your real estate activities.