And it all thus incentivizes the correct future actions of others. 

At a bare minimum, I'd have a T-12 and rent roll for the property, together with your current property analysis, future cash flow projection, and an exit strategy or two.

I will offer this suggestion, If you can secure long-term tenants post-leaseback and consider future value-add improvements, the property could yield even greater returns.Also, keep a close eye on commercial real estate trends in Middle Tennessee, especially given the area’s growth.

I am unsure if my CPA has: 1) mischaracterized the losses from the sale of my rental income properties, and 2) is missing out (either carry back for 2 years, or future carryover) the loss from the sale.

A 1031 Exchange looks like its the best plan here but you'll have to be diligent to find an exchange property that also meets your future goals and works with the timeline of your home sale.1.

This type of project is a future goal of mine.

Purchase preforming notes capped at half your total deployable capital (150K)Then sale the future revenue of those notes through note exchanges, doing this will allow you to hedge the US real estate volatility while turning a profit from the market  

I know it will have value in the near future, just wasn't sure how well STR and MTR is doing.

You are essentially selling more than just a home your planning a future for each buyer/investor. 

I am planning to expand and in a near future add more houses to my portfolio.