As long as we would be legally allowed to proceed with this plan, then the question remains, as you point out, what is the tax burden for the partial 1031 exchange.

They also handle legal matters, like making sure the property follows the rules or dealing with evictions if necessary.For finding deals, I recommend starting by connecting with investor-friendly agents in your target market.

Perhaps if your partner was a general contractor or handyman type there may be some merit there to reduce costs / increase profitability.If your partner enjoys deal sourcing, a better move might be for him to become an agent - so he could legally collect commissions from finding deals and managing properties for multiple people. 

If they start loosing interest in being a landlord, rents start to slip.Real estate is an inefficient, messy market.

So, many landlords legally "bribe" these S8 tenants to move into these Neighborhoods/Properties with free appliances, TVs and internet.

You can legally change or cancel a contract if all parties agree. 

If HOA by laws state past due owners are responsible for all late fees and legal expenses for collection hire an attorney to go after the past due. 

The increased risk is generated by the fact that the owners are relying on the validity of the tenancy in common Agreement for their usage rights, and it is possible to imagine legal circumstances under which this validity might be undermined.- If the subdivider or someone with relationship to subdivider sells, a public report must be done.

.- Also, you need a legal way to take back the deed if buyer defaults!

I want to pursue the case without legal help but I fear she might use my email to double down on harassment claims and go for appeal.Really down atm so please advise :)