I am thinking your product is on the high side of that since you deal in the top part of the SFR rental space.. when your not doing apartments.

I have excellent credit and maybe ten thousand in reserves backing me up on this one, along with my handyman skill set.

But the 1031 is only available when your intent in purchasing a property has been to hold for productive use (like you do with your long term rentals).There is no specific holding period. 

A by product, yes, but not your why.

A little more informationL Our HML didn’t want us to owner occupy, as it still was a non-owner occupied product, but had no problem lending to us in our own names, with no entity involved.

Some won't lend on a residential property (less than 4-units) with a conventional residential loan product, while others will. 

If you're still interested in having your land leased, then feel free to reach out and I can help put your land to excellent use.

My credit is about 660 however potential partner has excellent credit and two rental properties. 

My best tip after you identify potential target markets is to start by finding an excellent property manager--during your interviewing process, you will also get educated on the area and what to expect.

A by product, absolutely buy your WHY has to be deeper than that.