@ Kiara Crespo - I am going to give you the safe answer; consult a Real Estate Attorney in the market you want to invest in. 

(2 bed, 3-bed, condo's, apartment buildings, etc)Are they the sole owner of the buying decision or do they have a partner or lender they need to consult?

You may even get them to do part of that in a free consultation if they’re honest people.

Always consult with your attorney before you rely on the above information.

RECOMMENDATIONThis is not legal and professional advice, and you should always consult with your CPA/accountant/financial advisor, etc. 

For larger projects, you are forced to rely mostly on specialists to get the job done (e.g. proper GCs, architects, lawyers, consultants, etc.).

@Shawn Ackerman, The single most important thing you need to point him toward with a 1031 is the requirement to use a QI to consult guide and perform the 1031. 

From an in-person consultation regarding the specificities of the work needed to be performed; custom-fabricated or sourced fixtures ranging from lamps and chandeliers to countertops/flooring and murals; a full design proposal; contractor services; shipping and installation of the fixtures; and complete with two commercial appraisals.

I will consult with the portfolio manager on that...I've read a little on the subject...It would appear this may be a better option then going the SDIRA route...given that my business plan involves the BRRRR strategy and/or a flip if the numbers make sense...thoughts / input wanted...TIA again! 

I would highly recommend consulting your attorney