Share your insights, experiences, and strategies in light of these current events.Looking forward to an enriching exchange of ideas!

Even though cash is coming out of your pocket, you are essentially exchanging your cash for a hard asset (the property).Some cash expenses can be deducted. 

"- in exchange for basically analyzing their life situation and drawing up a buisness plan for them.

It does not.Here is the complete, relevant statute (as amended):"Real estate broker" means any individual or business entity, including a partnership, association, corporation, or limited liability company, who, for compensation or valuable consideration, (i) sells or offers for sale, buys or offers to buy, or negotiates the purchase or sale or exchange of real estate, including units or interest in condominiums, cooperative interest as defined in § 55.1-2100, or time-shares in a time-share program even though they may be deemed to be securities or (ii) leases or offers to lease, or rents or offers for rent, any real estate or the improvements thereon for others, or (iii) sells or offers to sell, buys or offers to buy, or negotiates or otherwise deals in real estate contracts, including assignable contracts, on two or more occasions in any 12-month period.The newest language (in italics) refers to individuals or entities who DEAL IN REAL ESTATE CONTRACTS. 

My long term goal is to have a beach vacation home that functions as a STR that we stay in when we want, hopefuly 1031 exchanging into that.I also have started 2 real estate investing networking groups, and a monthly meetup.

Can I sell a single-family rental and do a 1030 exchange for a multi-unit? 

I think the TIC idea will allow you to 1031 exchange out separately.

Those equitable gains can be tapped via additional finance mechanisms tax free, there in amplifying purchase power vs tax'd capital, or via an exchange. 

You need to fully understand and be precise in what the after repair value will be (ARV).

I am looking through communities, exchanges, groups, and distribution lists to locate a buyer.