There are some accountants out there who say that the very act of doing a 1031 exchange is an attempt to avoid tax and so a 1031 purchase from a related party is a non-starter. 

I'm not an attorney or expert in AP specifically, but do have a working knowledge of it for Civil engineering/survey work and have had two projects where this came up and I was able to 'ride along' and see how it unfolded.First, if you 'know' the property has been taken by AP then there's nothing for you to do with the tax assessor etc.

Reg D 504 allows non accredited but "sophisticated" investors.  

I want to get some suggestions from experts on what option worked better for them and why? 

My best appreciating are over $10k/month of appreciation and similarly I suspect this beats virtually all other non-commercial (<5 units) residential RE in my market. 

Absolutely no screening activity involved whatsoever other than these non-fair housing related mentions. 

Sears, same story, go back some years and ask a "stock expert" the risks of investing in Sears and they'd laugh at you for such a "dumb question".....   

They strategically avoid speaking to customers and offer support via online chat to a non US based helpdesk.

If the property breaks even, or operates in the red currently, it will only operate deeper in the negative (unless you find a strong ROI like creating more bedrooms, convert a non living space to living space, etc) with another loan. 

Here are some key steps to get started with the BRRRR method:Keep Learning: Stick with reading and watching videos from experts like David Greene and Brandon Turner.Get Your Finances in Order: Save up for a down payment, check your credit score, and look into getting pre-approved for a loan.Research Markets: Find neighborhoods with growth potential and high rental demand.