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And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"?

My recommendaiton would be to build the ground level as a "wet basement".

There's no right or wrong way to do this, just varying levels of risk and reward and YOU need to understand what they are for whatever strategy you choose. 

We have found that setting our expectations about what we want is helpful (financial performance, level of renovation we can handle, forced equity opportunities, number of bedrooms, etc) and then waiting for a deal to materialize. 

Granite or Quartz on all counter tops including bathrooms.. our up stairs is 9 foot.. and our single levels are 10 foot to 14 foot which NO other builder does in a subdivision type build only custom homes over 1 mil would have that.. flooring is engineered hard wood.. custom cabinets with soft close on all doors in the house..

The roofer gave me a invoice with high level bill of material, and a statement that it has 2 years of warranty and brand name of the shingles.It does not say brand name warranty or model or batch number etc. 

@Bryan Cavellier, You can 1031 with any US property including Guam, the USVI and ...drum roll- The Northern Marianas Islands (go figure but I actually had a realtor from there in a class of mine recently) into any other US or one of those territories.  1031 is a federal statute so it's applied the same in all locals with just a few variations state to state at the state level. 

It doesn't seem fair that I'm unable to reciprocate on their level. 

So it's probably an expensive job IF I'm even allowed to do it.I'm house hacking this property by living in this basement and renting the upper rooms so I can prolong the decision for a year.