Also, Dalton, GA is a great community that we have been very happy with, the project has the opportunity to do super value-add by adding additional units, and best of all, the former investors got the opportunity to 1031 the profits into the new project, which is extremely rare in the syndication industry.

Especially if you cant 1031 and you have to pay recapture.Even with new construction this has to be taken into account..

I would probably focus on three things.  1) filling the vacancy for as close to the old rent as possible (to help with refinancing or selling 2) refinance it and talk to a few different banks/brokers.  3) If all else fails, list it and 1031 into another project. 

Exchange rate USD - EUR.3.

Could I 1031 exchange on the sale of the quick resale of the foreclosure to buy other investments or would I be excluded from the 1031 exchange as a "dealer"?

Joint Venture: Team up with an investor who can contribute capital in exchange for a share of the profits.

You don't have to use a QI like in a 1031. 

@Sequoiah BriseñoCalifornia multifamily sale and 1031 exchange purchases mandate landlords or property owners to issue 1099s for payments of $600 or more to a sole proprietor, LLC, or partnership, and request a W-9 from each vendor by January 31.Good Luck!

Utilize a 1031 Exchange: Under IRS Code Section 1031, you can defer capital gains taxes by reinvesting the proceeds from the sale into a similar “like-kind” property.

Although a 1031 offers its advantages, it really only works when relinquishing one investment for another.