So if there's nothing else in your area you like . and there's nothing out of area you are comfortable then the 1031 option really becomes between some passive instrument and what you've got. 

Debt is just an instrument. 

Another twist on #2 that a lot of my clients have chosen is to purchase replacement properties for cash and place the debt into passive instruments like DSTs that carry debt requirements.  4.

I would say that all of us in here have read at least 1 of those books in the past and it has been instrumental in shaping our journey.

You've all been instrumental to my growth so thank you!

Ive realized personal growth is an instrumental part to gaining momentum financially, best of luck to you. 

the other gotcha that is boiler plate in many debt instruments for real estate is. even if you have them on separate mortgages if you have a default on one property any other mortgage with the same lender is then in default..

Then you do the purchase and sales agreement plus loan docs and security instrument through title and escrow.

As a California real estate assistant, it sounds like you're allowed to do the following:-cold-call prospective customers (although not regarding a specific property, transaction, or product), -assist with open houses,-conduct a comparative market analysis (i.e. identify comp properties), -arrange appointments, -give entrance to a property to inspectors or other authorized 3rd parties, -prepare and design advertising, -prepare documents and transaction instruments, -deliver and obtain signatures for documents (although you can't discuss the contents), -accept money for trust funds (i.e. earnest money or similar), -relay certain information between the agent and the principal, and -review transaction documents for completeness and compliance.Hope this helps. 

So it seems this would work for single member or married joint ownership, but not ideal for a partner situation.Here is the text from Fannie Mae Servicing guidelines that lays out the rules (link to full text at the bottom):a limited liability company (LLC), provided thatthe mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).Note: The servicer must notify the borrower that a property transferred to an LLC must be transferred back to a natural person prior to any subsequent refinance application in order to meet Fannie Mae’s Selling Guideunderwriting requirements.https://www.fanniemae.com/content/guide/servicing/d1/4.1/02.html