:roll:O right I didn't notice it in all that death star rubble.

I may not be giving the best details, I just hate boring everyone to death lol.

On the call, I'm more than happy to share with you a hard learned lessons or insight of mine from my unique life experiences:Running algorithmic trading for the world's largest hedge fund, Bridgewater Associates (Ray Dalio's fund, author of Principles)Living in Hong Kong 3 yearsFounding and running an AI and machine learning focused development agencyTrading bitcoin since 2016Spending a month crossing the Pacific Ocean via a cargo ship Surviving a near death motorcycle crash in Laos (7 surgeries, 2 blood transfusions later I'm still here thankfully)Founding a VC funded real estate startupI'm more than happy to chat about any of the above and the many mistakes I've made or painful lessons I've learned relevant to them, and I'd love to learn more about your first hand experiences.In particular, I'm interested in learning more about: If you were mentoring me, what should I know for my first investment property?

With all that said I think the only way I’ll get it is if I offer to let him live for free until his death.

This can be a quick deal killer or a very slow death due to delays, requests, neighborhood meetings, costs, studies ...Cash on hand is critical to developing.Many begin the process, think they have lenders on board, and then later discover the lender is no longer interested in loaning a red cent.

This has worked for the last 25 years ;-)Grand Parkway is a game changer, will be the next Beltway 8 (Sam Houston toll road)

Only from a self-directed account can you then invest in a real property as an investment.Then, once there is appreciation in that property, you can sell it and invest the proceeds into a like-kind investment - but, there is no need to do that as part of a 1031 exchange because your retirement account is already a tax-deferred account.The whole purpose of 1031 is to defer paying taxes either until you no longer want to be an investor and sell the asset, or until your descendants (who would inherit your investment real estate at whatever value it may be on the date of your death - best case scenario, if you love your descendants, that is) decide to cash out.

I have a tendency to analyze problems to death... so that's going to be my biggest challenge. 

death trap.  

Should you, or your heirs, ever decide to sell with this flapping crimson red flag, any and every investor will either walk away completely or beat you to death on price when you go to sell.