The property that you sell and then purchase through a 1031 Exchange must be held for rental, investment (capital appreciation), or used in a business. 

as one who grew up in the land business brokering land in Napa Sonoma Lake Mendo and humbolt counties..

I don't like a busy title like you listed @Michael Calvey.

I typically don't comment on other's businesses unless I know from personal experience.

And while I agree that debt is often the cheapest form of capital, if you are looking at a project that involves some form of value-add business plan, you can always refi either when rates come down or you have increased the yield on the asset to exceed your interest rate.But like Stuart noted, for many groups, even the most seasoned syndicators, raising call cash for their deals is effectively impossible.  

I'm going off the understanding that you still need to spend 500+ hours in the business to achieve material participation (please correct me if I'm wrong). 

As far as LLC structures and tax strategies you should find a CPA who has experience with real estate and small business.  

I’m looking to network with people that help asset manage multi family apartment complexes.My business partner and I have grown to almost 300 units.

For someone managing multiple properties or with a busy schedule, automating some parts (like initial messages) can save time while still allowing room for personal touches later.It’s inspiring to see your dedication to responding so quickly, even at 3:30am!

He’s not a pushy salesman, and I’ve got a business partner who has worked with him for the last 10 years without any issues.As for your situation, I wouldn’t say it sounds like a Ponzi scheme, but I’d strongly recommend meeting with the fund sponsor in person and asking as many questions as you can.