And there sits good ole USA at 0...... 

I'd sit down with your $10k Attorney (What's this waste of time's name?

Sit down with a 1032 Accommodator and have them explain the details of a 1031.   

I also have $100,000 sitting around from him because I have no idea what to do with it help!

If not, the client gets charged to go get the right parts while we sit and wait for them :-)

Find out what buyers are purchasing on the MLS and then try to land those listings. ( Example: Research tells you after looking on MLS that 4 bed,2 bath brick house sitting on 1 acre with a 2 car garage and a basement for 250,000 make up 75% of all sales in the area.

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

Tired of sitting on the sidelines.

Having a full renovated home in the inner city is like being a sitting duck.

Sitting on 10 acres , build a few more houses