(this may not be possible since I may not be able to sell all properties in time to use the full $1M in a 1031 exchange at once).  

I'm an aspiring real estate investor with the ultimate goal to one day own an apartment complex and live my life with full financial freedom.   

We had a great experience with Crown Services on a full basement rehab. 

weve been together 5 years and have 2 children but one never knows what could happen. we are just trying to get as many 3 families as possible for now and hopefully be able to have 1 or 2 of our wives not have to work full time then save up and try a flip or two with an 'expert' investor friend we have.

Sounds like you will have your hands full with this tenant.

Ill have a garage full of materials buying over a couple months

But I’m wondering if it can be done with a footing midway and not a full foundation.

A "point" is one percent of the loan amount.down paymentThe part of the purchase price of a property that the buyer pays in cash and does not finance with a mortgage.due-on-sale provisionA provision in a mortgage that allows the lender to demand repayment in full if the borrower sells the property that serves as security for the mortgage.earnest money depositA deposit made by the potential home buyer to show that he or she is serious about buying the house.easementA right of way giving persons other than the owner access to or over a property.effective ageAn appraiser's estimate of the physical condition of a building.

@Brandon Capelle My thought has always been to include those utilities in the rent as its typical for the area and good tenants would not allow you to charge full market rents plus water and trash. 

No huge family fighting but they  feel I've gained enough being executor.