This reduces the number of deals available substantially.I would not attempt a sub2 without an attorney doing the legal work.

Nothing will protect you against fair housing claims and other legal mistakes you make. 

Keep in mind the tennats have legal aid (hall trolls) representing them for free and they are in a "good old boy" relationship with the adjudicators.

I think I need legal advice to force some action.

In some states, you may still have to go through an eviction process before you can legally take procession.

First, structure the closing of purchase of the land and start of that reverse exchange so it is a little delayed and you can get entitlements and permitting and architecture well under way. 

I know that falls into an attorneys hands as well with legal binding documentation. 

permitted?

I can't comment on the legalities of that, however in the past I have done this with electrical.

But most people get them resolved through an attorney instead of a CPA.As someone who owns non-US investment properties and has to deal with legal/accounting issues in another country, I can definitely sympathize with wanting to get everything done under one roof.