Setting clear expectations can help resolve the problem and maintain a good landlord-tenant relationship.I used to smoke cigarettes myself and found that switching to vaping was a much better alternative.

Let me know if I can help. 

I specifically want to expand on Chris's point by discussing capital risk buckets, which help set a target return range for IRR.At my company, they are as follows:Core: Lowest risk, Class A product, in Central Business Districts, ranging from 7-10%+ levered IRR (since you're in development, I assume this is most of the asset class you handle).Core Plus: Still low risk, strong location with potential upside, 10-13% levered IRR.Value Add: Medium-high risk, Class B+ or B-, mediocre to strong location with operational or physical upside, 13-15% levered IRR.Opportunistic: Highest risk, major upside potential, varying locations, 15-20% levered IRR.As for the GP/LP split on promoted interest, GPs can choose an aggressive split, but the decision should be strategic and consider the preferences and risk tolerances of potential investors.

Yes, I've both done a few 1031s and helped more than a few people as the QI for their own 1031 exchanges over the years. 

Consider saving, or bringing in a partner to help hedge the expenses 

I called their help center and unfortunately found them less than helpful. 

It might help pay for your expenses if you house hack but I bet the number of markets a 3.5% down payment is cash flowing has shrunk significantly over the past 2 years.

Make sure they are someone qualified to help for this!

Hi Dennis, I'm writing about a month after you wrote your post, so this might be too late to help you decide.  

@David Garcia If you send me a direct message, I can go over your numbers to see if I can help you.