Doing a cross-check on that gives you more room to relatively negotiate.

My go to for lowest hassles, taxes and  transaction costs are Lease Options or selling directly to the renters. 

Be sure to work with an agent or broker who understands your local market, and consult with a professional who understands all applicable tenants-rights laws related to your transaction.

On the October 21, 2024 sale, the 1031 was started with a Qualified Intermediary that same day, so the transaction is a  transaction governed by Rev.

If this is how it works, do I ever go through the title company like I would in a normal wholesale transaction?

You can get the cashier's check and do any other banking transactions from the convenience of your home office or mobile device without ever going to the branch with any of these banks. 

The gist of it is that when you dispose of your entire interest in a passive activity in a fully taxable (as opposed to a tax-deferred) transaction to a non-related party, i.e., selling a non-grouped rental property in a taxable sale to a non-related party, both current and suspended passive activity losses generated by that activity can be deducted. 

My understanding is the key is to keep separate bank accounts and financial transactions.

The location you're referencing will likely require substantial rehab capital.There may be some out of state investor who hears NC and throws their money at a portfolio, but this feels like it'd need to be cash transaction.

I have a title report from my lawyer, but it is somewhat confusing as the land has been subdivided (it started as 9 acres and is now 1.5) and has quite a few transactions - including to the county (I.e allowing the county to build a road).