However, as you note, a portfolio lender who will retain the loan on their books as opposed to reselling it will be able to extend past the 10 loan cap. 

. :-)  It sounds then like realtors (under NAR, etc. guidelines, nationwide...) are likely 'unclear' about a "non- transaction" (and that clause clearly only refers to "commission sharing" in reference to actual "under contract" clientele) and likewise my either 'promising' or 'gifting' (in effect) money or perks to someone who 'refers' a potential client they can't work with presently (when I can help that person, who may then become a RE brokerage and/or mortgage, etc. client later on, when they resell, or perhaps refer others they know, if the agent(s) HELPED THEM OUT) doesn't even seem 'grey area' to me, unless there's more 'legalese' (statues, legal precedent, case law???)

Congratulations on your acquisition, @Holly Wenzel.I would echo most of the other posts here and heavily recommend reselling the parcel to an active local developer, establish a relationship with that developer (and all the rest in the area) and start down the path of finding land for them on a regular basis.My experience has been that vertical construction experts don't posses the time or talent for finding undervalued land.

Not too often do I read about personal experiences re-selling turnkey, so I value your post immensely.Could you provide details on how you sold your turnkey property?

@Martinis Jackson, if you bought that property with the primary intent of reselling (flipping) then it does not qualify for 1031 treatment. 

@Adam Sporinsky, You need to eliminate the word "flip" from your vocabulary entirely :)Your intent with a flip is primarily to resell.  1031 qualifying real estate is purchased with the intent to hold for productive use in trade business or for investment.  

I'm new to real estate investing and I had a quick question for investors in Houston that are rehabbing and reselling.

the turn key marketers  ( just think as real estate brokers nothing more nothing less)  their clients are the guys and gals that live in the market buy the homes that need rehab and then resell.. they are flippers.. then many will have in house management which makes them " turnkey "  the real risk as Ivan is talking about is buying low end C class.. for most out of state investors over time the expense's create an investment that maybe you would not have made... where as A and B class tend to run fine in any city you buy them in or anyone you buy them from... you can go right on MLS and buy them.. 

Then opendoor would clean the home, maybe paint it, maybe put new carpet if you are lucky then resell your home for $400k in a week or two.

Or close on the place, do a few most important things and then hopefully resell for just enough to come out with my skin on?