Like Albert hints at, your lender is going to have to fight with and/or educate underwriting, since it's about 1 in 5,000 (the husband/wives buying homes to live in are included in that) that this guideline is relevant as it is for you.The underwriter will probably want to see settlement paperwork for the 15 that you aren't personally obligated to, to confirm that.

Do I smell the hint of humor or is that sarcasim?

Let me give you a hint (its not easy)

I think you're missing one, very important link on your list . . . hint, hint :lol:

now to go into one of these older homes in this area, lets say you purchase the house at 400k, dose it, and build a much more modern home that appraises @1.5mil....and had it sold before it was being built (hints the name temp house)...am i doing in the right direction?

(hint-- it's NOT!).. 

You hint at that in your last paragraph but your first paragraph indicates that in all of your many situations the 1031 hasn't been right.   

So please if anyone has any resources, hints, tips , or even examples or help it would be much appreciated.

I have had conversations with the city planner and he hinted that if I am ready to designate it as BMR (below market rate) for folks who earn 80-90% of the median income of the city for folks like policy officers or teachers, I might have a chance at getting this approved. 

Dave, you hint in your post that you have quite a few years until retirement.