Hi @Josh Freeman, No, the sale of the 40 +/- acres would need to be reinvested into other real estate (replacement property) to qualify for 1031 Exchange treatment. 

The business operation would not qualify for 1031 Exchange treatment. 

Yes, but you need to narrow it down a lot to have a coherent answer.You will have to look at (I'd recommend in this order) the city codes (if it's inside a city, many cities above 50-100k population aren't friendly to development of these), the county codes (most counties are friendly to these, but you will probably have significant issues in major counties like Bexar, Travis, Dallas, Denton, Tarrant, Harris, etc), then you will have to comply with the state-level (TCEQ and others) on the water supply and waste water treatment systems.To put it in perspective again, in say Dallas or Austin, you will likely have prohibitions or very significant hurdles on developing RV or tiny home properties even on unincorporated, "unrestricted," AG-zoned properties at both the city/municipal level and county level.

New tax rules are at the core of President Biden’s ambitious economic plan, “American Families Plan” that calls for $1.8 trillion in spending and tax-credits for provisions, The most prominent impact of the plan on real estate is the treatment of capital gains.

However I see that if you can structure this deal correctly you can qualify for a long time capital gain.Tips to get capital gain treatment on the sale: A) If you have actual investment property and you are dealer: -Maintain separate book-Document intent to hold the property as investment property in Minutes or other document-Report expense as investment expense on tax return-Also use separate entities.Using controlled entity to get capital treatment on land:-it is important that the sales price reflect the property's actual FMV at the time of sale. the formalities of a sale must be observed.

What would be the tax treatment of this sale?

To clean the floor  we used 3 stages of chemical treatment and enzyme treatment .

Termite treatment can be a one-time thing.

Beyond these, it will depend on property location: you'll need to handle snow for vacant properties &  multifamilies, pools if properties have them, pest treatments in the south, etc.

The coliform is the biggest issue, but a shock treatment with chlorine bleach is generally all you need to take care of that.