The requirement to do this generally involves an experienced GC signing on the borrowing entity as a 20+% owner thus making them a signatory on the loan and responsible for the debt which in most cases is not very easy to find.

2 are not cashflowing with the required expenses for vacancy at 10%, repairs at 10% and capital expenditures at 5%.

Just make sure you have all the required permits, including alcohol.

Again, knowing nothing about this particular company, my bet is that type of company will require money up front just to consider whether they can help you out.  

If any of the proceeds touch the sellers hand the IRS sees it as taking profit and you will have to pay taxes on that portion.Net proceeds - Is the net sale, minus any Equity in home being sold.I find a lot of investors who want to purchase less than their reinvestment requirements will do the calculation to see what their tax burden would be if they purchase less than they sell.

Known as an Improvement or Build-to-Suit Exchange, the process requires a Qualified Intermediary (QI) to hold the proceeds, and an Exchange Accommodation Titleholder (EAT) typically oversees the improvements.

Your payment requirement would rule you out for us. 

A3: Zelle payments require 1099s.

Newer construction code requires better earthquake-proofing, but it's still aimed at preventing a building collapse rather than holding the value of the structure.About 15 years ago there was all the talk about "100 year homes" but I haven't seen much come of that.

On the buildings that require plowing, we have a great vendor who charges far less than what you are paying.