So I'm still learning how to articulate this well. 

The regs of 1031 have nothing to do with you personally and they absolutely are the QI's responsibility to articulate to you in such a way that you can determine where your personal situation lies.That is I think the essence of this debate - A good QI knows the law and should explain the law to you and make sure you're doing nothing against the law. 

I just think it is short sided but I am not sure I have articulated mine enough where he understands what I'm saying.  

I don't think there is a single source out there that fully articulates it properly.

I did not articulate that correctly.

Hi Kenneth,Thank you very much for your reply.I believe, we never articulated that we would want to focus on new construction.

@Chad Urbshott We are dancing around the same bits and pieces and the nuances of tax planning are far more specific to individual situations then either of us have articulated here.  

Now, if you do not have your own capital to invest, a scenario which isn't rare, then articulate that to the investors, but then mention that you will be covering the initial costs (if you would be) and the sweat equity of putting the deal together. 

I'll also add to this already well-articulated discussion:As an investor we will commonly get paid to take on problems that other, usually less skilled or methodical, folks have created.This sounds like the ideal set-up . . . there are clear problems and ones that are simple to fix.As previously stated, if fixing problems like this is a non-starter for you then one of the many other ways to profit from real estate might be a better fit.

It’s your money and you get to spend it however you want.That being said, listen to an agents opinion if they have a genuine concern and can articulate it based on logic or data - we’re not all bad.