Your intent it seems is to be a lender vs partner here. 

The zoning department did admit that they were tracking the property as a 4 unit multi-family and had no intention on enforcing the current zoning as a lot of properties in Old Louisville fall into that category.

Call me difficult all you want, but I'm posting an important warning to the BP community: you cannot set your S-corp salary based on some rules of thumb, such as this 60/40 urban myth.That said, there is also no such thing as paying yourself out of a disregarded entity and no such thing as an LLC "owned" by an S-corp.Now you make me guess what your actual setup and your actual intention is.

The properties you are selling and buying in a 1031 must be properties you intent to hold for investment use. 

The intention was to reduce the overall federal tax subsidies for homeownership.Given these points, let's revisit how the $750,000 cap applies in this scenario:Individual Mortgage: Since the individual mortgage on the unit was originated before 2017, it would not be subject to the $750,000 cap.

Complete an intent to lease form to document the collection of security deposit funds.

Try looking into zillow/Redfin and see what your potential rents you can get near the neighborhood by filtering the bedrooms/bathrooms of the intentional property that you are planning to buy.

Sometimes it is impossible to determine if a company has a bad actor, and their intentions may not have started that way and something could have changed. 

We have a 14-page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

(I found an awesome BP interview video via Google about ARV and thought it quite funny that I actually didn't check here first).My intention is to continue learning all I can from here, friends who do this, and anywhere else I can for a month and then jump into making my first educated move.