I can assure you will find alot of helpful tips and information here.

Originally posted by @Brett Cox:I filled out the form to inquire about their services and it mentioned a 15-30 minute consultation.

The 1031 positions the investor into a property that the REIT absorbs as @Joe Sera said in the 721 conversion. 

I was looking at an attractive rental but it looks like the land value is 75+% of the value, so I would be paying a ton get very little tax benefit. 

Basically, the further you get away from the city the more potential for cashflow, but you're also dealing with a different tenant base that may be tougher to manage.

(Unfortunately, the investor fell for this gimmick and did NOT get their own 3rd party inspections, appraisals or even visit the properties they were buying, against our best efforts to encourage proper due diligence and follow our check list for their own protection.)So now some people are stuck with properties worth half what they paid (not all RWN members), with no renovation done, and constant repairs and vacancies. 

The base is $17.20, plus tips.

No need to invest out of state, when you are in one of the best places in the world to invest in real estate. 

Also if you ever have follow up questions you know where to find me :). 

I like your post and you obviously know Chicago but a lot of what you are saying is just plain wrong.