Second, they are standardized (I know, not always a good thing), but because they're standardized they're (generally) consistent throughout that state/jurisdiction and easily recognized, understood and interpreted if and when you ever have to go to court and enforce/defend it.  

I recognize everything is YMMV and depends on individual situations, goals, etc, so a caveat: if this were you later this year/early next at ~26 years old, what would you do?

Here's a thought in SDIRA versus loaning to oneself from the 401k. 

Heck for the guy whose done his own repairs you might even want to just give him a bonus free month or something to recognize his contributions.

I certainly do not begrudge you, but please recognize that you do it out of appreciation, I do not believe it pays dividends in the business model.

We did get recognized in Sunset Magazine's top 20 smaller towns in the West a month or so ago and the local paper was like - Shhh!  

However there are some products that are single asset products that can be passive and act like a REIT yet retain 1031 eligibility.So sell and 1031 - total tax avoidanceSell and partial 1031 - partial tax avoidancesell with installment sale - no tax avoidance but tax is spread outgive you a NNN lease and option - no tax recognized at all other than ordinary income on lease payments.  

Learn to recognize opportunity.

Greed can potentially lead to greater damage and have harsher lasting effects on oneself as well as to others.

Congrats #2 for figuring you are not doing it the best way and Congrats #3 for recognizing you need help.