I wouldn't touch this unless you're 100% confident in your pro-forma rents.

With no disrespect intended to BP, most of the folks I run into who use the various calculators provided here have NO real understanding of how to analyze an actual deal.Much in the way one can't become a Jedi without building a lightsaber, you won't become a confident and complete real estate investor until you can build your own analysis spreadsheet.

If I was confident one way or another I would place my investing "bets" accordingly, but for now I make decisions based on where the data and trends suggest the most reliable chance of producing a return. 

I have thoroughly researched market rent in my area, and I've felt confident in the price up until recently. 

I'm not confident in buying those and if I fail on my first attempt, I may not be able to continue confidently in the future.

Talk to @dave @Dave Foster if you still need a QI or want an expert opinion. 

However, if you are confident in your ability to find a buyer within a week, and you have a strategy for marketing the property, it could be possible.

I am confident I can find a buyer for the unwanted property but I want to make sure I am reducing my tax burden as much as possible.

I've worked with @Dave Foster for my 1031's into other property and I'm not sure he works with funds but he might direct you or comment on it. 

On the other hand everyone has to start somewhere, so how much confidence do you have?