building cost for single story 2 beds, 1bath ,2 or 1 car garage unit example our area ( between $100-$125 sqft /current lumber prices ) cost of building (not include land) of 4 plex, rent is about average of $1 per sqft/M Any feedback is much appreciated

He's acting like a builder/dealer and that could invalidate his part of the exchange.And honestly, if he's a builder intending to build and divest these lots then there isn't going to be any tax savings for him. 

I always like to hear his story of sales and how he built his business .. having bought 3 Teslas now I can flat out guarantee for 95% of car buyers they will totally dig that experince.. maybe not the car.. but how you buy one is simply genius.. you go to the show room for a test drive.. you can order it there.. they walk you to the computer and boom 5 minutes its done.. 

Long story short.

Just make sure you get the story on those properties from local investors before buying.

I’m interested in a dilapidated 3-story brick shell and would probably need $300,000 to build it out.

RE returns shouldn't be measured by percentages because the percentages don't tell the entire story. 

I have one for an individual triplex, have an option on another empty lot, and own 3 contiguous properties with multiple lots that can be split or combined for up to a 75 unit/6 story building and in between so it's a tactic of mine to have projects in the queue and be able to hold/do something in a year or two once I clear past the capital gains timing. 

Anyone else have recent problem-guest stories they want to share? 

Young investors seek guidance from more experienced investors, they do not seek worthless story time posts like you were able to accomplish.