I think that 1031 investors are savvy investors who recognize that it's not very realistic to think that you should be able to sell your property for top dollar and buy your replacement property from the bargain bin.  

Thanks a lot @Sean O'Keefe Very much appreciated

What would you say your goal is: A) Cashflow Growth B) Net-worth Growth  The goal is to learn as much as I can about multi family or similar apartments and to get started by the EOY.

The ROW @ Dietz Elkhorn is a 27 duplex community between San Antonio and Boerne.

It's usually the member/borrower's creditworthiness that is the issue and interferes with approval, not the LLC. 

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

Definitely a very expensive lesson learned, need recommendations for a reasonable priced, good contractor please?

However, have you ever gone downtown to the steps near the capital and witnessed a Trustee sale? 

I have several different loan products but my most popular one is the new joint venture product that hasn't been out very long.

As you get more familiar and develop best practices, you can then go to new construction.I hope this helps.