The 1031 is real estate for real estate so you can't use a 1031 to purchase an interest in a partnership that owns real estate.But, all that being said, the simple, elegant solution is for your friend to add a partner as a tenant in common on the purchase of his next deal.  

The home has a light color wood grain pergo dining room/ kitchen that butts up to the bathroom, I wanted a darker setting in the bathroom, the tile would look better imo vs a wood grain to a different color wood grain.

It basically requires you to build a mcmansion (sunroom, dining room, living room, 2 parking spots per unit!).  

The plan is to increase value by converting a luckily configured dining room into a third bedroom and close in the car port and create a two car enclosed garage. 

Hi Mike,Unless you have a MUCH taller ceiling in the lower area, a bar won't work well... you won't be able to see thru from the dining area without leaning way down.

Because of the already depressed economy nobody moves into the old strip center so it becomes a huge eye sore.Economic studies show that the people of Frayser still spend the money, but the percentages of people that spend dining dollars, food dollars and frivolous spending dollars outside of 38127 are staggering.  

Its living, breathing and dining with other investors, authors and gurus.One of the best events is an advanced roundtable for a day. 

An indicator of your mastery is that you solve them undetected to others and perhaps with some elegance.

But then you came up with a much simpler, elegant, and profitable solution that made this Poobah look not so Grand.

Our current project is a flip in Drexel Hills, PA:3 bed, den, 2.5 bath Detached Single Family House.Quiet, well established and elegant neighborhood.1 to 2 blocks from Hospital, Schools, and Commuter Train.