Do i need to buy new from a dealer? 

That makes you a dealer who doesn’t qualify for 1031 exchanges.

@Matthew Irish-Jones Thank you for the great info (As usual :) ).It's about 28 squares so it's pretty large and steep.I ended up breaking it down to labor and materials to ask the roofer why is he charging me over 100$ an hour "I guess you are right" was his answer and the price dropped to the normal range (12 k for the labor).

If it appears there are a lot of cars coming and going you can give the police some footage of the coming and going and if they department is any good they'll begin monitoring the building which (along with cameras) would likely scare off both the dealer and customers alike. 

I am a real estate investor in the DC, MD, VA, & SC markets looking to join a real estate broker dealer so I can represent myself on future acquisitions.

Be sure to include the Dealer commissions even if you may not use them, and the other Mortgage, Insurance and Property Tax amounts they are responsible for until the property is closed on. 

The landscape has changed with institutional buyers, ibuyers, instant and uniform access to information, Zillow placing all home listings on the internet, tons of cash floating around, lenders pushing money like dealers push drugs, etc. 

When your delivery date comes you simply come in at your allotted time the car is in a show room all clean and ready to go a person shows you the basics and your done. no trying to up sell you none of the going to the dealer for a grueling all day event and wondering how the dealer screwed you over. 

Some states do not allow you to do fractionalized notes as a regular person, you would need to be a broker/dealer because they consider them a security, so ask an attorney familiar with lending in your state what those laws may be.Lastly, if you have one person who could fund the majority you could have them in the 1st lien position, and then another person comes in with a second lien position.

Call me an optimist..Re: exits and liquidity of stock exchanges, I'm actually very well versed in securities law and the regulations that guide the forced X year lockup periods depending on Reg X you go through as well as the requirements to become a broker-dealer, registered exchange or an NSE with experience on the syndication side of things as well as legal.