Since we would be using the money in the same manner could we use a 1031 exchange to defer the gain income tax ?

. - I finally said that I was going to hire a mediator, per our JV agreement if we came to a deadlock (he kept telling me I'd get paid back every month, then every week over and over again, refused to respond to my texts, calls or emails in a timely manner or at all, and refused to agree to any reasonable compensation for being so late on his loan).

The banking capability in Stessa is compelling.2) Rehabbing - I can do some finish work myself with a handyman close by who used to work on the units for the owner, and have him for day to day maintenance help.

The reason why I am unsure of this scenario is that I know the theory states that this is usually a non-owner-occupied property (someone buys a single family home close to their primary residence so that they can manage it and take advantage of the loophole in this manner). 

I already operate in a manner consistent with how the DOJ wants the industry to operate.

I'm looking for reliable and fair valued architects, engineers, contractors, etc. that can do good job, and in a timely manner.3.

The idea here is to buy the land, farm it in a cashflow positive manner for some number of years while density increases and eventually sell or develop ourselves. 

You want to increase rents, just enough to where it does not incentivize a (great) tenant to leave and enough for you to operate in a fiduciary manner.

If they do so while owing you money, you (a) may get that debt owed discharged, and (b) they may or may not be compelled to move out of your property.

She want to settle in a proper manner Without the drama of a foreclosure.