Eventually, after finally admitting he could not obtain a loan, he failed to return my capital, and completely stopped responding just long enough until the banks were unable to reverse any payments.

Failing to plan, is planning to fail. 

To me these accountability groups mean that I'll have someone to report back to about wins and fails to help with prospective and motivation. 

I call this dumb debt: Quick note; the deferred sales trust can save a failed 1031 exchange( cost zero to have this option, nor does it take any of the identification property positions) (It's wise to always have a back up plan)More on Dumb debt.

One particular point can not be over emphasized; even if someone has and is willing to invest the capital in attempting to build or scale their business or investments, they still May fail if they do not possess or can not evaluate those who CLAIM to possess the necessary expertise required for scaling. 

You don't want them to just be financially qualified but you failed to investigate how they treated their past two apartments. 

If you fail to meet this deadline, I will file a complaint with the Virginia REALTORS."

If the tenant fails to provide proof, I would reach out to a local attorney about handling the lease violation appropriately, especially since Texas has specific landlord-tenant laws.

If the $700K sales price is not used correctly to acquire qualified real estate, the exchange could fail, triggering tax liability.Future exchanges will depend on the total value of the replacement property acquired, so entering syndications could limit flexibility.

The difference between this attempt and the two previous attempts that failed badly is the large amount of money the aids foundation is spending.