But the two may not mix.An intermediate product like a TIC is a good thought but since what makes the tic qualify for 1031 treatment is that you take a deeded tenant in common interest in the real estate, it too must fall under the regs.

Don't give special treatment because a relationship didn't work out, most don't.

For a property to be eligible for 1031 treatment it must have been purchased with the intent of holding for productive use - not for resale.  

A win for the investor (which can only be determined by finding out what their needs are for being a part of this and nailing it), a win for you (purchasing an asset using someone else's money), and a win for the tenants you are housing (making sure you take care of each and every tenant ethically and with respect). 

Is it work ethic, persistence, attitude, a combo of these things?

This is strictly a perception thing in my opinion, not a legal issue.Also generally speaking the code of ethics for licensees makes things like wholesaling a bit of a gray area in terms of who all gets a piece of the pie (broker's comission split and other distribution of earnings)

In case it is a single member the taxes are done on your personal return.If you want a more professional treatment I suggest you contact Borders and Borders real Estate Attorneys.

I'm older (close to 50) but the work ethic today is atrocious.

And don't expect to get that treatment as a tenant.

Tenant's General Responsibilities: Tenant, at Tenant's expense, must:pay any periodic, preventive, or additional extermination costs desired by Tenant, including treatment for bedbugs, unless otherwise required by law;"I would double check, but as long as you have been reasonably proactive to try and help with pest control, the tenant doesn't have the right to cancel the lease for pest issues.