So construction only lasts for 5 years, after that its just a refi every year which will produce an essentially tax free income of 100-120k per year.

If you want 10% returns you might have to look in another market, but if you want to park some money in a solid property, as long as it generates enough to break even after all expenses, taxes, etc. to allow you to hold on to it for 5-10 years I'd bet it will do better in the long run than a 10% cash flow property in a lower end market. 

I usually ding their credit but thats about it and move on because I don't want to pay any lawyer fees. 

I built the cost into the management fee of my next acquisition that I currently have under contract.

I am likely going to be paying approx 300K stupid tax on their account.

But… if the renting out rooms doesn't qualify as your primary and you wait until year 2 to start renting out rooms you’ll be forced to sell before year 5 or you’ll be back to zero tax free again.

Cost me 200 K is taxes because I could not complete the 1031 exchange.they talk a good talk BUT DOT NOT DELIVER.

You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a tax strategist willing to work with you throughout the year, not just when preparing your tax return.You want an accountant who can help you strategize and who is responsive when you want to know the tax consequences of the financial decisions you are making throughout the year.Good luck.

Projections, best ways to save on taxes, and other options are what I’m looking for.

Makes wonder about property taxes, utilities separation, and many other things.