Most people do really well just buying a building and trading up, selling, holding, and this book has some good stuff. 

I do only investments so people come to me vs a jack of all trades realtor.  

That is a tricky situation but you could implement stricter tenant screening processes, implement strict rules and consequences for tenants who violate the terms of their lease, try to work with the owners of the surrounding properties to address the issue of problematic tenants, offer incentives for good tenants such as rent discounts or referral bonuses, and consider partnering with local organizations or community groups to improve the area and make it more attractive to potential tenants.

For the 10-50 units space, you can still market to "mom and pop" owners, but once you go bigger to the 100,200,300+ units, those all trade via brokers.

To qualify for a 1031 exchange, you must prove that your intent is to primarily resell the investment property and you will hold the replacement property for use in trade, business, or for investment purposes.

The consequences of it being wrong or incomplete are too terrible.

Shareholders have rights with publicly traded companies and they can control the value of the company as well. 

I would have focused on buying rentals in gentrifying areas, trading immediate cash flow for more upside.

😂😂😂The US was founded squarely on two monumental crimes against humanity: the genocide of the Native Americans and the African slave trade.

First, in most jurisdictions you can "act" as the GC in your own home, meaning you can actually do all of the work and/or hire other trades and you can pull your own permits to build your primary residence.