I have been a landlord for 2 year so my current goal is to start with small multifamily rentals while I learn about other aspects of real estate.

I'm interested in all aspect of real estate, I'd love to get experience everywhere, eventually I'd like to dedicate all my time to it..

@Jan Halasz, "Like kind" is defined by the intent in use of the real estate. 

I help the agents with some of the due diligence on the rental aspect and they do the offer,contract, inspection... get to closing piece. 

So the IRS does provide us some relief in that aspect.

I have pondered over which aspect of investing makes the most sense for me and have determined partering with a local rehabbed could be the best fit.

@Dean Ingraham Publication 527 defines real property trades or businesses as this:Real property trades or businesses.A real property trade or business is a trade or business that does any of the following with real property.

Id suggest instead of molding yourself to what others want, define what your ideal client is then seek out those clients.

@Brook Young Your divorce decree will be the overriding document that defines the % split. 

Plus access to MLS, walk through properties any time you want, networking with other agents and people working in other aspects of the industry will be much simpler.