Every property (vacant) is unique and will not have a direct comparison.

One other thing to be aware of - each of those areas you listed is going to have it's own unique features and specific buyer, so your finish out will need to reflect that.

Is this a unique case or fairly common in the industry?

It's entire episode devoted to a unique way to source deal flow from brokers.  

We've worked with may clients who will move out of a primary residence that has more than 500K in gain so they can combine sec 121 and 1031 to make all of the gain tax free or tax deferred.We've also have numbers of clients take advantage of the 1301 - 121 conversion to ultimately turn part of the tax deferred gain into tax free.Your situation is somewhat unique in that you're wanting to combine both of those strategies and take the 121 pro-ration tax free and 1031 the other pro-rated gain.

Hey guys, I stumbled across Vulcan7 in a search for finding unique ways to generate more leads.  

A purpose involving a new, unique or speculative venture rather than a relatively risk-free ventureFurther, in general fractional interest sold are considered securities.  

Walmart, Target, Kohl's, Dick's Sporting Goods, Best Buy.  

Student Rentals is a unique business and with no student rental experience, it's going to be very hard for you to determine how to convert it the most effectively and to be completely honest, reading even 1,000 books won't help you.  

@Mark Senecal Well, I can tell you what I have done with my self-directed retirement funds:1) Private Lending2) A Unique CF platform: and this is now where the bulk of it is now going as I wrote about in this article Have I Found the Holy Grail of Passive Real Estate Investing?