If you start a business, you will be working more than 40 hours a week but producing a lower than average income for at least a couple years.

Your wife might qualify, depending on how much real estate work she will be doing and her other income-producing activities.

Use google and see the top producers and get on their list.

Thinking that rent appreciation is going to produce positive cash flow in 2 or 3 years is too aggressive a pro forma for my liking.  

It is my belief that building a hands off ADU produces a lower return than most other RE investments.  

Multifamily syndication produces truly passive income.

You now have enough spread in the property to potentially absorb the cost of repairs, produce cash flow and/or set the buyer up with an equity position or cash out opportunity. 

KW also offers it's top producing agents the opportunity to invest in offices and other real estate....perhaps the office building that a brokerage will rent for example. 

I am not an expert by any means, but let me comment from what I have learned about the 1033 from my fire loss of a rental single family home.The closest use of a 1033 in your described case would be if the land taken was used for some income producing use.

When you bring nothing to the table, it’s because you’re producing something else, which is just as valuable as money.