Really depends on whether or not you actually held title to an individual asset which if you are exiting a REIT the funds likely won’t be eligible for a 1031. 

Is it possible to have the tenant pay the utility costs if their unit in the property is individually metered for electricity, heat and water?

I'm always looking to connect with other like minded individuals and see how I may be able to provide value.

I need to subdivide the land into 8 individual lots, but need to claim hardship in order to do so.

I am looking for individuals that have previously done this that I might be able to learn from. 

The beneficial interest can be another type of trust, a partnership, corporation, an individual or several individuals.So, if you are doing business in Illinois buy the property in a land trust.

It seems that health risks are slightly less concerning to the overall-healthy individual, but what about the more vulnerable populations (immunocompromised, children, pregnant, elderly, etc), and those who are renting a home for longer term?

I know individuals who were able to negotiate 70/30 splits for new modern credit card machines (164 units in Phoenix) and 60/40 split plus a signing bonus for (8 units in Orange County).

I'm always looking for like minded individuals so it's great to find someone that share similar experiences with me.

I have been doing individual leases for years but have been thinking about switching to one as you have mentioned but dont know exactly how to draft it up because I know it has to be a little different.