@Jerome Foster On all of my flips it can vary.

@Dave Foster has provided a reasonable reply with nuance that I would suggest you read again.

With that being said I know many of the major Developers in the area and have access to high level individuals across industries but how do I use the relationships I have fostered to bring up investing opportunities?

Thanks so much @Michael Noto @Stanley Bronstein and @Dave Foster - very helpful feedback!

It can also make for an environment that is much more likely to foster prohibited transactions throughout the life of the investment.

@Orrett Lawrence - If you are open to working with someone that is not local to Fayetteville, I completed a 1031 exchange in 2018 using @Dave Foster as my QI. 

Dave Foster, will a 1031 exchange work the opposite way as well?

Wow.....Long & Foster, the 3rd largest brokerage in America was just acquired by Berkshire Hathaway/Home Services of America, the 2nd largest brokerage.

So he answered himself, saying "Yes, it's exactly what you think; licensed NJ Real Estate Salespersons."  ...After pausing dramatically, he continued with, "So when your father was selling his house when you were 12 years old, and you obviously had no ownership of the home, but YOU answered the phone and told someone it was 3 bedrooms 2 bathrooms and that he wanted $500,000 for it, you already broke the first rule of real estate by fostering the sale of a property that you do not own. 

There are several 1031 Exchange Experts on BP - perhaps @Dave Foster or one of the others will chime in with more details.