S&P500 index is propped up by about 7 companies that make no material value with P/E ratios of about 3% for the market average.

I work for a flooring company as a designer and meet contractors and people who flip homes regularly so it has me flirting with the idea of doing it myself.My question is, how did you get your spouse to be on board with real estate investing?

But you knew the local landfill/trash incineration company had been given the ok to build a massive facility in 3 years.

That could be your PM company if you plan to hire one. 

I'm a local investor, flipper, and property management company owner.  

As long as we would be legally allowed to proceed with this plan, then the question remains, as you point out, what is the tax burden for the partial 1031 exchange.

Petersburg area, resulting in highly–profitable investments.If you need professional and courteous property management experts for your multifamily, single family, condominiums or town home, you've found the right company!

Are you using a PM company?

I am currently self employed as a GC with my own company: Carolina Premier Homes.

You can always hire a different PM company.