Hi Guys,We are considering selling a property and have some 1031 exchange questions with regards to IRS expectations. 

@Ken NeusaengerYour strategy has several issues with respect to IRS guidelines.In exchange for tax-sheltered status in an IRA, the IRS rules prohibit any direct or indirect benefit, in either direction, between you and the IRA.Simply from the starting point of you buying a parcel personally and having the IRA buy the rest, you have introduced risk.Any services associated with the property must be performed by an unrelated 3rd party. 

Hopefully someone with a little more experience can give you some more insight.

There's nothing like appreciation to trash a perfectly good cash return.Might be time to consider selling into a 1031 exchange to shield the profits from capital gains taxes and avoid depreciation recapture.

Any insight will be greatly appreciated. 

. - 10k or so (varies by state and county with costs)929,100 - 791,000 = 138,100 gross profit before long term capital gains tax of holding for more than 1 year time or deferred taxes if you 1031 exchange into something else.As you can see by the numbers this deal is too thin for all the work involved.

If he sacrifices now, he could have cash-flow for years to come.  2 jobs and a scorched earth budget for 12-18 months in exchange for a potential cash-out refi in 24 months and long-time success. 

If anyone can offer any insight or advice I'd appreciate it!  

I’m trying to get a good insight so I know what avenues have worked and not worked for long term financing.

great insight, thank you for that!