Go figure.Actually, the reason is that if you are not playing the game any more (ie - zero debt) that makes 'them' very nervous......

You are being played.  

The only real estate 'play' I see in much of the southern (and central) I-95 corridor is unimproved land where a change of use would add economic value.Disclosure: I have land holdings in some areas identified in this post. 

Assuming that you have a properly formed contract, the short answer is that they can refuse to perform, but there will be consequences.Those consequences normally play out in court, so it's not normally worth the cost to pursue it. 

Please help as I'm confused about how big of a role this finding plays.

Big items to put into the joint venture or operating agreement in the llc :Who will play what role?

I won't play that game.

I'm really just trying to play with numbers and get some reps in to learn how to analyze properties for when I'm ready to pull the trigger on REI.

Playing the long game has never hurt me is real estate, but being short-sighted has bitten me in the *** a few times. 

If you had 2m in 1031... how would you play it?