A 1031 exchange would use all of the tax in the purchase of your next property.

A year ago I recently purchased my first multi family to house hack and I rant into a issue when the seller paid for a electrical upgrade to the home.

A JV structure is good for a one-off deal because the only commitment you have is to the investor(s) and that individual project or deal.So in part, the answer to your question depends on what your objective is. 

Real numbers- purchase 907k,rehab , closing costs, soft costs, 840k, all in 1.747 mil, basis for each unit should be roughly 291kappraisal of each unit minimum 400k , so 2.4 mil if for all 6.I might refi only 4 out of 6, that will cover initial loan amount.

I've been wanting to expand out of my market in Iowa, and see that the Winter Haven, Lakeland, Haines City areas are similar to purchase points as my market.

Purchase price: $187,000 Cash invested: $15,000 Sale price: $259,000 I got tired of moving place to place and worrying about finding roommate, security deposits and not having enough money to deal with maintaining someone elses home.

there are ways to get around the highest and you also need to take into account the savings you will generally have on the purchase side when compared to other regions. 

At Little Bear Creek
Properties, we specialize in developing large tracts of land into individual
lots for home builders in the Raleigh, NC area. However, we often face
challenges in sourcing suitable properties th...

That should be your focus, not how to purchase the land.  

Purchase price: $253,000 Cash invested: $130,000 Rural hobby farm on 4 acres.