I know you're trying to build the community, not to just ignore problems.That being said, I certainly do agree that building others up is the best strategy, and that's precisely what this site is about!

FCI Exchange, Note trader and the BP marketplace all have what look like some ok-ish deals.

Colleen:We went through a similar exchange a year or so ago.  

Did you use a 1031 exchange to "trade up"?

@Patrick Liska  lumber prices flucuate through out the year and the cycles... lumber futures are traded at the exchanges.  

I am a lifelong Clevelander, very active in real estate and I would need to go down and walk/drive the streets to know where to buy and not buy - you need to be that precise in that area.

Recently we sold properties in Jacksonville Beach and using 1031 exchange, so we have been looking all over.

An entity should be formed - LLC or C Corp. in which each has equity - the Operating agreement establishes who gets what, how and when.I prefer a C Corp. as that makes it easy to take profits as Capital Gains instead of Income, and you position can be sold by exchange of share.

That is precisely what I was looking for. 

If your tenant is willing to buy, no need for a 1031 exchange, via a non-simultaneous exchange method, you can do it simpler via a 3 way simultaneous exchange.As you noted, !