There is one IRS-approved method for building or improving that uses 1031 funds.Construction 1031 Rules and Process In a nutshell, it goes like this:You go under contract to purchase the replacement lot in OklahomaA 1031 company creates a brand new LLC to act as holding company (Exchange Accommodation Titleholder)You enter into an agreement with 1031 company outlining your plans in the construction exchange You assign the purchase contract for the lot to the new LLCYou arrange financing for the LLC to purchase the lot (this loan can be from you, a third-party lender, or your 1031 sale proceeds)Loans to LLC is secured by Note and Deed of TrustLLC buys the lotNow the LLC can begin paying for improvements to construct the barn-condoDuring the building period, LLC rents back to you and makes you "Project Manager" to oversee the improvements.Once improvements are completed -- or at the end of your 180 days -- 1031 company assigns ownership of the LLC to you. 

It's good to keep this idea in mind, but for all intents and purposes, assume it'll be slightly lower than the ARV would be safe.The tricky part is, even if there is high demand on the property, what lender would go for paying 30K above the appraisal and project ARV?

I think for the most part is the concept of stopping time. 

The QI must be an unrelated 3rd party whose only function is handling the client's 1031s. 

But if Roth Inc were owned by a completely independent party, Taxpayer Incorporated would have no reason to pay commissions to Roth Inc.

That doesn't mean I would stop posting 9 ads a day in different sections lol If your budget is tight I would just get a hold of a vacant list from the county or a 3rd party website.

The Fed is using a 3rd party to buy stocks, keeping the prices artificially high in order to fake it so the crash doesn't seem as bad as it really is.

As of March 31, 2020, all real estate closings in Georgia can be conducted with the parties being remote, with notarization and witnessing done remotely as well, for so long as the Public Health State of Emergency is in effect!

My wife works with someone on the inside of the casino party scenes, I know the casinos are fighting to get reopened as fast as they can, even if it is a little at a time. 

@Jessica Chidi welcome to the party ...