I’m on my town planning board and we get all sorts of conceptual projects that never come to pass.

Your 1031 QI would have to buy/hold the land and do all the construction BEFORE you owned it. 

Take advantage of its valuable resources to further enhance your knowledge.Remember, the key to maximizing your experience is to be proactive, ask questions, and share your own experiences.

It sounds like you're in a solid position, and taking the time to stabilize before moving on to the next deal is a smart approach.

They take the path of least resistance and always seem to blame their PMC for everything that goes wrong.Recommend you take some time to understand what the above graph represents and why your PMC is probably not the problem.Regarding your two PMC idea - how many water meters are there?

U dont hear much about it .. its a niche and anyone who has taken back a seller carry back note usually gets a few direct mail peices offering to buy your note.. thats all it takes  its public record make contact offer to buy .. etc. 

It takes money to make money.

You can easily do this on a spreadsheet and it will take less time to track than it would to find and learn a new software.

You ate up all the inventory!

Landlords can easily do it without a mortgage but they are taking a huge risk.