Total investment: $420k, with a 1031 exchange offsetting $300k. 

I personally like one sponsor who has been through multiple real estate cycles without losing any investor money, puts very large amounts of skin in the game, is conservatively leveraged and has a very good 1031 exchange program.

Is it possible to do a 1031 exchange and use the proceeds to buy a house using hard money, then refinance into a long term loan?

Let’s connect sometime and exchange ideas!

So if the partnership would not be allowed to purchase the entity together and I were to buy it, if we were to force our way down this road, would be to set up a legal agreement beforehand, I would buy the property since a partnership can not, and then the exchange for  ($$ + assigned roles + etc), my partner receives 50% equity?  

I now monitor the owner's equity, return on investment, and other factors and then proactively reach out when they are ripe for selling, exchanging, or adding doors.

If no consideration is being exchanged, then all you would need is exempt stamps for State and county. 

I'd probably forget to re-stock the "forgot" basket and then get a complaint on it.   

They have several other LLC's such as Home Partners that purchased properties at low prices and then quit claimed them to Guardian and then Guardian sold them to people who needed to 1031 exchange money into another property.

It's different than saying that I'll put a certain amount per month on stocks - I don't have to do that.. then again that also adds to the risk.