q2: Is the capital gains rules on living together the last 5 years strict.

Remember that the IRS has strict rules regarding SDIRAs, and any violation of these rules could result in penalties and adverse tax consequences.

Getting them in is easy, getting them out can be not so easy.

Dig into the investing rules for the REIT. 

You'll get a lot of opinions on here, going both directions..Personally, I am ok with zero or little cash flow (but not negative) ONLY IF the asset will certainly appreciate nicely, and within a  period of 2-5 years (just my own rule)But I don't like the concept of having your other assets cover this one, each asset should stand on it's own.Just my $0.02....

There were a handful of issued that required some decision making but other than that we have a really good crew down there and they make my job super easy.

Not understanding and following the rules can cost you greatly.

What is the rules and what is the practical items to consider?

What are the tenant rules in your area because that can also make the process harder.

All it takes is to present these numbers to the buyer, and it's usually pretty easy to sell.