Hi @Lara WhiteYes, I am from Alabama, born and raised.

But if they haven't been reporting it then doing a 1031 could certainly raise all kinds of flags to the illegal activity. 

I would suggest reading Matt Faircloth's book called "Raising Private Capital" - that will give you a great overview of raising funds.  

I just don't know if it is worth it.Is it likely I will recoup any investment to address some of the fundamental issues (raise sagging floors in the lower unit plus addressing issues that will cause in the upper unit when the walls raise 1-2", replace galvanized piping, re-do the poorly done roof) when we look to sell in 10-15 years?

Remember, raising rent, filling vacant spaces and selling POHs is all about market demand.

Hi Miguel,  I was born and raised in Salinas, CA.   

Oregon has rent control where you can't raise the rent by more than 10% +/- per year but that is perminment. 

Property #1- 4 acres, 7 buildings, 20,500 of rental sqft, 139 units, 96% occupied, Property #2- 6.5 acres, 5 buildings, 15,00 of rental sqft, 110 units, 100% occupied, Property #3- 3 acres, 6 buildings, 18,000 of rental sqft, 144 units, 90% occupied,The Details I do have currently:All are slightly under market rent rates(could raise 5%-15%), None are AC.

I have found a partner that will use their credit for the mortgage loan and I am raising private capital for the down payment for a unit.

Because of inflation, increased property taxes, higher insurance costs, etc, every year you don’t raise the rent, you are losing money.