Connecting with local GC groups in your area will help you connect with subcontractors, find out tips and tricks of the trade in your local area (since all areas and their real estate differ slightly).Also, have you considered the motivation behind building a brand-new duplex versus finding one on the market?

My cost wont necessarily be the same or comparable as I GC my own projects and have trade skills.

My top priority is having maximum flexibility with what I can invest in within my HSA, second priority is ease of use and convenience of the investing platform, third is minimizing any account, trading, or management fees charged by the HSA provider. 

Find out why, see if you can learn/hire to fix that problem, and you might have found your niche.Do you know anyone or have a family member that is licensed in one of the trades? 

Lates on a mortgage trade can impact your ability to get loans in the future. 

Day traders are not exempt unless they elect mark-to-market (MTM) accounting, which eliminates wash sale tracking but taxes gains as ordinary income.To manage taxes, track trades closely, avoid overlapping purchases, or consider MTM election if trading actively.

It might take a large financial institution with capital for “brainpower” and marketing, and financial and reputation strength to design as well as create a trading market for this type of security. 

Additional Info —Key Details:Location: Outside Santa Fe, NMProperty Size: 20 acres (valued at $80,000)Project: Two new STR unitsExisting Experience: Family has two fully-occupied LTRs nearby, generating $2,000/monthConstruction Approach: Self-contracted with licensed trades for electrical/plumbingCost Assumption: $80,000 per unit, plus ~20% for inflation (based on 5–8-year-old build costs)Financing: Using land equity as down payment on construction loan (expecting closing costs to be major expense)Request: Looking for feedback, potential pitfalls, and general guidance

No tax so far I think.2) If I convert that partnership interest into shares in a PUBLICLY traded UPREIT I trigger tax on the deemed sale/exchange of the partnership interest into stock of the REIT?

A 1031 exchange allows you to defer taxes by exchanging real property held for productive use in a trade or business or for investment for other real property of like kind, which is also to be held for similar purposes.