I view this as a gambling puzzle.

Anything missed will be Change order.Timing- weather, zoning, city, off sites, neighborsTeam Members:Good commercial agent who understand retail and land developmentGC with experience in retail developmentsArchitect - same as aboveMortgage Broker- who understand SBA and construction financingLeasing Agent to lease up balance of spaceEvery market is different and a big piece of the puzzle for your development would be zoning, access points, services (deep).On the scale of difficulty- what you're undertaking is about a 7-8 in difficult in commercial real estate.  

It has always been such a puzzle to me that so many people have not yet figured it out.

i work everyday at my alternatives and i feel this topic is doing just what i hoped it would do, that is bring forth ideas and solutions to the challenges that i am facing here in this state with my situation. i have had some attractive residential as well as commercial proposals thrown my way... i have even gone into negotiation to buy some and so far non have actually closed, but i AM still going at it daily. at this point i feel that a money partner would be an important addition to this puzzle. after i establish that i believe there will be momentum, and from there i feel i can get on the right road then work my way to the fast lane.

But it is one piece of the puzzle that perhaps isn't being utilized properly.  

However I am puzzled because I was under the impression that a person can 1031 one property into, at most, three new properties. 

Yes, it's only one piece of the puzzle, but you should know what your cash is making.

I'm a little puzzled what this app you envision would do differently.

FHA used to have 90 day resale restrictions and some FHA lenders still impose them (though FHA itself doesn't).You need to be aware of all the pieces of the puzzle and plan accordingly based on how you're buying and how you're selling.

The whole situation was odd as a she was netting the same amount of money.I'm still a little puzzled about the whole situation.