Here's an interesting article that states that just because Fed rates increase, mortgage rates will follow: https://www.forbes.com/sites/johnwake/2018/06/15/t...

Yes, for your scenario all of the half section and the house on site and all outbuildings could be exchanged in a 1031 for any other type of investment real estate.

Looking forward to interacting on the site! 

There is some good info on this site about a series LLC, but a quick google search will explain the basic premise.

BP is the ultimate real estate investing site around!

Either hire an experienced and competent realtor to perform a CMA or BPO for you or hire an appraiser.

Gary, I think a $5K note yielding 15% is very unrealistic unless you by a non performer and get it reperforming.

My newly acquired duplexes perform at 2% without trying too hard. 

Sorry to hear about your contractor difficulties, it seems that far too often folks in my industry struggle to perform, especially in the residential arena.I do have experience with new residential construction but very little in the world of rehabs.

Would be nice if your share the info (address, auction site, etc) with the new guys and maybe throw them a bone.