But if it is a sole member LLC, flips are easy and I would imagine most accountants can do your return.  

The concrete has been poured, exterior walls, window, roof is done.

I can't imagine the FTC really chasing someone down over ONE or even a handful of complaints.

The worker poured grout/mortar water into the tub.

The worker poured grout/mortar water into the tub.

I can imagine a complicated mechanism that would produce an arguably valid 1031 strategy...but it almost certainly would create more problems than it solves.  

I did not include the cost to sell in this scenario because in this scenario we are imagining holding the property for longer than 5 years. 2.

Sure, your corporate veil protections are tied to how strictly you follow detailed practices, but the IRS could care less I imagine, as long as the return is correct.I mean, so what if you file as S-Corp?

In 2019 I can't imagine virtual vs local being much different.

Cities and local towns take the purchase and sale of real estate very, very seriously - as you can imagine.2.