The city nor our architect understood the structure of the affordable housing regime that allowed this delay.2) our architect was incompetent in moving the project forward.

The housing authority can be very strict, and even minor issues can delay the process.

The sale of the property has been delayed and harder to sell than we expected. 

Happy Thanksgiving to the BiggerPockets community!I am looking for feedback on what to do next with my real-estate portfolio.Current situation: - We have 5 rentals properties spread across Tulsa & Florida (9 doors...

Highlight efforts to minimize displacement, such as offering lease renewals or supporting affordable housing initiatives, and share data to clarify financial realities.

Lenders have different loan capacity at any point in time; they might not announce that they aren’t making a certain type of loan right when you need it; they’ll take your application but either delay you to death or find an obscure reason to decline the loan4.

Always ask for references and examples of similar projects (pictures)The Red Flags you have to Avoid:Lowball bids (too good to be true often is).Poor communication or delays in responding.Hesitation to provide references or sign a detailed contract.Cash-only deals or pushy behavior to secure the job.

Hopefully the security deposit is enough to minimize your loss.

You can use the 1031 to sell a larger unit that provides better cash flow while minimizing active management.You can either try to cluster those sales together so they close in a way that lets your replacement property be listed on each 45 day period and you close on it within 180 days of the first sale (the first exchange that will expire).Or you could do something like a reverse exchange where your Qi purchases the new property and holds it for you for up to 180 days while you sell all of your properties. 

As an agent I have seen deals fall apart at closing or get delayed the day of closing.