Sandra PIrtle when I traded two properties for 9 via 1031 I just used the lowest number I could find.

I have been weeding out a lot of trade specific contractors to find a couple of gems, so far its been worth it. 

I have a similar strategy for stock trading, but it's extremely expensive and difficult to make a software for the scale that ill be using it for.

I obviously don't know the contractor but those trades are probably being subcontracted out and he is adding money on top of that.

The legislation requires the O-Fund set up be a new one (e.g. no repurposing something you've already got), 90% of the monies need to be invested in an O-Zone,  gains must be rolled into an O-Fund w/in 6 months of the gain occurring (ordinary income does not qualify), the O-Zone property needs to be one that is used in a trade or business (which would include rental housing, but not unimproved land).  

From Biz findings "For losses of trade or business property, or property used to produce rentals or royalties, once you've calculated the amount of your loss and subtracted the amount of your reimbursement, the remainder is your deductible loss (or gain)."

You are making the purchase with your IRA, your IRA will be named as the owner on the deed and all income and expenses must flow through the IRA that is holding the property.Traditional brokers will not do this type of transaction or hold non-publicly traded assets since this is a specialized area of the financial services business.You should probably contact a custodian in order to speak to someone live to get your questions answered.

My concern is someone familiar with the territory might just give me a guesstimate based on when the property last traded Plus or minus any appreciation.

He told me that we can't do that and that it is a partnership.In looking at the IRS definitions it states:PartnershipA partnership is the relationship between two or more persons who join to carry on a trade or business, with each person contributing money, property, labor, or skill and each expecting to share in the profits and losses of the business whether or not a formal partnership agreement is made.The term "partnership" includes a limited partnership, syndicate, group, pool, joint venture, or other unincorporated organization, through or by which any business, financial operation, or venture is carried on, that is not, within the meaning of the regulations under section 7701, a corporation, trust, estate, or sole proprietorship.A joint undertaking merely to share expenses is not a partnership.

Financing, real estate agents, trades people, insurance brokers and lawyers are all professions off the top of my head that you will need at your disposal.