Can I do a 1031 exchange for this transaction and, if so, can I defer the capital gains tax?

I think the area I farm has a lower turnover rate, like 6 or 7%, but it has very high property rates, so Im able to get more money on each transaction, so I dont need as high of a turnover rate if I am able to capture a good deal of the business.

If you are to develop equity quickly I would advise to flip houses and new allotments in the 1031 exchange programs allow you to access bridge loans to source properties while you are bound with your initial investment as long as your equity from your first transaction is already allocated through your QI 1031 exchange.

You do not need money to complete the transaction if you are assigning the contract.

In CA, real estate transactions are a matter of public record.

It was my partner's oversight where a $4MM didn't transact this year.

Depending on what it is you did in Israel pertaining to the type of real estate transactions you can probably carry over most of the fundamental knowledge, however, many of the technical elects are vastly different form Israel.

Also, I see there is much debate as to whether funds need to be 'wet' or whether 1 set of funds can be used for both transactions.  

If you don't have an attorney that specializes in RE transactions, let me know.You can look online for templates that will give you some ideas as to what is included in the T&C's.Regards,-- Scott

It generally means that you are going to have to come out-of-pocket in order to complete your 1031 Exchange transaction.