I’d rather avoid the turnover and save on out-of-pocket expenses.- Having a set % and applying that each year is lazy and will result in higher vacancies.

into another property to avoid the federal capital gains tax? 

Definitely one of their advantages is that (...assuming you choose well) you can hire someone who will avoid the rookie mistakes so many new investors make when owning property on their own...and has years more of experience and expertise than you could ever acquire.Best of luck to you.

Because you have to keep the same taxpayer as owner from the relinquished property to the replacement property I'd worry that the legal protection you'd want for a development TIC won't be there.DSTs have high fee but probably are the best path forward for someone who wants to be fully passive and avoid legal risk.

It is working as intended and is not a way around things.Loophole-A way of avoiding or escaping a cost or legal burden that would otherwise apply by means of an omission or ambiguity in the wording of acontract or law.

I’ve considered lots of options (all real estate based since I can do a 1031 exchange and avoid the capital gains tax).

Again though, as a CPA I let the attorneys work with clients and determine what is best as the DIY options might leave you with a void that renders the LLC (or any entity for that matter) set up ineffective and useless.

Hi Bigger Pockets,I'm based in Central Florida and new to BP.

If it's taking up space in the living room, I'd avoid. 

I think I’ll avoid vinyl planks on a crawlspace in the future.