While effective, reverse 1031 exchanges require thorough planning and are best suited for strategic investments.This post does not create a CPA-Client relationship.

couple of bullet points to bring up:* she's on M2M* I told her on 12/7 of the new rent which would apply to a new Jan. 1 effective lease, this is when I got the "I'm moving out" message* Sent her the move-out letter on 12/11, with options for her to either be moved out by 12/31 (she's fully paid up for month of December) or by 1/11 (30 days from date of notice) and pay a pro-rated rent based on her CURRENT rent amount. her choice, either is fine with me.With all that said, I'd love to do as you mentioned and post a notice on her door. 

If you didn't pick a tool that quite obviously works because of a factor completely unrelated to the effectiveness of the product, my course can't help you, ..

How will this effect their clients, like @Tyler Jahnke?

Take control, right the ship best as possible and then effect what liquidating event is best possible to recoup as much capital as possible.     

I'm always looking for ways to provide value to my tenants while making our rental properties stand out & this seems like an innovative (and cost effective!)

So I would say to continue to develop yourself at work and learn how to invest effectively on the side.

Their personal problem does not effect your contract in any way.

Also, your total returns go down without any leverage because you lose the multiplier effect of appreciation.Now, to answer your question.

@Otis Clayton To partner in real estate effectively, establish a clear structure like an LLC for liability protection or a Joint Venture for single projects.