Complete exchange all is well.The problem with all forms of reverse exchanges is that the relatively complex structure causes them to be relatively expensive compared to a regular exchange.

I agree with @Dave Foster about selling prior to Sept of '18 as being short-sighted, especially if we were talking about a larger gain.  

There's a property in my radar that seems to be inflated in property tax value comparatively to other surrounding multi-families.

I’ve run a comparative analysis so I have a good idea of what the ARV will look like when it’s all rehabbed and ready to sell.

I'm selling it for 10000. i asked buyer to pay all closing costs with the cheap price im selling it for (the house is in rough shape but not as rough as comparably priced properties in the area most of those have a bad roof or foundation and this one doesnt its livable actually ).

I ran the numbers on a condo I own and I realize it is underperforming financially compared to a home I recently bought.

Figure out where you want to invest, look at both options, and see how they compare.   

Prices vary but for cash closings all are comparable on price.

I’ve signed up for the next REIA meeting, but would love meet folks prior to that.

Then estimate how much cash you would walk away with if you sold it, and then compare what type of returns you could get if you put that cash into another property or other investment.