@Jim Hart If you haven't worked a deal like this before, it will be pretty chsllenging to figure out the moving parts and how to control from beginning to end.This is why I don't teach pre-probate transactions to others. 

THU NGUYEN my personal opinion is, first you have more control how to invest and being engaged at war zone level and second with buy and hold strategy you will build equity and build wealth overtime (long term if you hold your property).

Since this concerns your retirement, I personally would not 1031 exchange into an investment vehicle that you do not fully control yourself.

I'm ready to venture out & take action. 

If something beyond your control comes up forcing you to move out, like mom who lives in another state coming down with brain cancer or a forced job relocation, you can move out before 12 months.

My part time venture is owning and managing my Airbnb Properties.

A lot of people were trying to convince me to back out and take a loss on the deal before things got out of control - especially my dad.

I like more control over what I do.

If buying your land is part of a bigger project than usually there is language you can't tell anyone other than your legal counsel.The developers doesn't want people getting wind of  a project early on because these land investor squatters will try to buy properties up and then tie up the project asking crazy prices for the land.The developer already wants all the land controlled before they submit their site plans for zoning approval.

Put a lot into marketing over the last month and I want to start tracking it for numerous reason before it gets out of control.