And you could leave your realtor commission in the 1031 and defer tax on it as well.But...The ship may have sailed. 

LLCs are not bullet proof for asset protection, if you're buying a house or houses, you have more at risk driving your car (or sailing) than in owning a SFD rental, get all of your insurance reviewed and get the LLC insured.

It would have been great to have someone experienced, but that ship has sailed for this deal. 

There is no reason for a Contr not to pull a permit, it doesn't cost anything except a trip to the city.If that ship has sailed, then go to the city and explain what happened and beg for forgiveness.Next time always assume that everything requires a permit.

Replacing a steady stream of income via whole sailing takes long.

This coming August I will be meeting with a company that has been building modular structures for the past 22 years and having them on my team will make the process stress free and smooth sailing.

I got as far as "Sec. 704(b) and the regulations thereunder" and my mind was wandering to BBQ and sailing.

The days of properties at that price point have pretty much sailed on.

I believe the ship has potentially already sailed on this one.Thanks and have a great day.

@Kevin Yeats IMO, the only ship that doesn't sail is a Partnership.