I do think something like this is going to be more attractive to a specific audience,  so I'd do the work to analyze that piece of it - and consider other amenities at a similar investment level that might have broader appeal in that pro/con list. 

However, there are specific rules and requirements that must be followed to qualify for this tax deferral.In the situation you've described, your client wants to use a 1031 exchange to buy his mother's land.

It is landlord-friendly, and specific pockets have gone upwards of 2-4x in the last 5-10 years.

And secondly, the quality of your specific portfolio - rents stagnant?

RCW59.18.260 ...No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement specifically describing the condition and cleanliness of or existing damages to the premises...Return it quickly to avoid any further action from them that could cause you more grief. 

If you are planning on living in the property as your primary, you can request to terminate the lease as you will be taking possession for owner occupy, but confirm with a local real estate attorney on the specific verbiage and process as it varies by state. 

Agreed I think if there is specifics of a guru program to discuss then thats OK good or bad..

Establish the notice time that will apply to you and the renter in the event that either decides to terminate the agreement.Remember to consult with local authorities or seek legal advice if you have specific questions about regulations in your area.

After that there's a specific hard money lender I work with who isn't the cheapest but they're damn sure the easiest.

This is due to folks getting policies with specific clauses absolving the liability of the insurance company getting triggered.