The marginal rate is computed on all income except capital gains & depreciation recapture, whereas I was computing it on the full, combined amount.Thus, for good reason nothing is being taxed on the Schedule D Tax Worksheet above my 24% marginal rate.

That's the bigger question you guys need to answer providing you sitting on valuable equity or have the means to make the property function as a LTR.

In theory, it would make more sense to maximize value through the retail route and enter a combined exchange, but finding the right buyer for all three in GA + 1 buyer in Iowa could be a better return on brain damage.Good news is there is still a lot of cash out there seeking yield.

@Tom Gimer  heck of a stretch of an argument…regulating commerce which IS specifically mentioned in the constitution as a government function doesn’t fall under any of those categories. 

I am hoping that this, combined with the expected rate cuts, will make it easier to find good LTRs next year.

There is "delayed financing" options where you can do this but its usually not same-day.However, what you are looking for is probably a hard money lender that does not require appraisals - this allows quick closes and functionally the same as cash offers (and pretty much what you appear to be looking for)

What Happens After This:As you can imagine, building a working software is no easy feat as there are a lot of moving parts to be considered, especially when it comes to functionality and features. 

Agree with @Jaron Walling - forget what a stranger on the internet that, in my case, lives several states away says and ask questions of the two guys that you know that have 165 combined units in your market. 

While there are limitation on how to use the money, a SDIRA is a great vehicle to combine the compound returns, tax preferred IRA with the solid investment that is real Estate. 

This Water Street deal was financed through a combination of private funding and resources from our partner, Tricia Hart.