The syndication would need to be structured as a tenant in common agreement or Delaware statutory trust to qualify as replacement property for a 1031 exchange. 

The contract expired de to your failure to perform.   

Appreciation seems somewhat inevitable in the long run though many often pass on the opportunity to invest here.For many investors I work with local to Philly and Delaware County it is simply too much traffic up 76 to make the drive worth it to manage properties or to work on flips.

In terms of attorneys...same goes for them.When I graduated business school I set up my real estate LLC in Delaware bc that's where 50% of all corporations/LLCs were set up.

You must be able to understand how to work with the numbers to define sensitivity to de-risk a deal before you tackle one.Feel free to contact me if you have any specific questions or concerns.Feel free to contact me if you have any specific questions.

 @David PutzThanks for the tip David, I've started looking around there as well and even in hunterdon county by Easton, PA and in Salem County near the border with Delaware to at least get a better idea of costs and benefits 

Assume the unreduced basis of the building is about $350k (I took out the land value)*Add New Deck - $8k*Interior/Exterior paint - $3k*Dishwasher - $500*Landscaping materials - $1500*Wood/sheetrock to build walls to enclose an existing space - $500*Furniture (beds, tables, chairs etc) - $5k*Hot Tub - $5kCan we use the SHST or De Minimis or Routine Maintenance safe harbor for any of this? 

Hi folks,
Has anyone formed a DST to hold real estate properties and also has a Living Trust to hold the rest of assets such as bank accounts etc? 
If yes, how do the DST and Living Trust connect together? Does Livi...

The 1031 exchange can be used to go into any other type or size of investment real estate, including some fractional passive instruments like Delaware Statutory Trusts and Tenants in Common properties. 

If you're looking for smaller multis/value adds in that budget I'd take a look at the Philly area, specifically Delaware and Montgomery county.