Whenever I see an investor talking about a 1031 exchange I always think of @Dave Foster.

I seek to immerse myself in the real estate investment community in order to learn and find individuals that I can collaborate with to foster mutual success.

St Petersburg Municode siteChan SrinivasaCity ClerkResidential uses means, for the purpose of these regulations, single‐family, child foster home, community residential home, garage apartment,duplex, multifamily, town house, boarding and rooming house, domiciliary and retirement home, and nursing home, which are available foroccupancy on no less than a monthly basis, or for less than a monthly basis three or fewer times in any consecutive 365‐day period.

As @Curt Davis mentioned above, your best opportunity to make this happen is based on relationships that can be fostered at your local REIA.

@Dave Foster@Jeff KleinYou have both mentioned TIC deals. 

@Dave Foster I think you misread his question, or I did.I believe his question is whether 1031 money can be divided between down payment money And rehab money.....on the Replacement property.  

Jetur,Mike Foster of Mike Foster expert advisors has helped me on a few properties and found my last deal.He's in white plains but is all over southern Maryland.

(long and foster)  the agent specializes in short sales and forclosures. 

It's always best to consult an expert and my go to guy for 1031's is @Dave Foster. 

@Russell Brazil you work for a very respectable establishment @ Long and Foster.. but you know better than I that not every house operates like them.