Though I will say this is a great December and despite the harsh winters, I don't plan on leaving either.We currently manage rentals in Sterling Heights, Clinton Township, Warren, and Roseville so most Macomb County is within my coverage as well.

The amount of your relinquished property, the purchase price of the raw land, value of construction, and debt coverage needed for the 1031 are all elements that could dramatically shape the best path forward. 

NYCM insured a 6-unit we have but we went to CSAA for better coverage & price. 

Big thing is to make sure utilities and access are available and to check set backs, parking requirements, lot coverage requirements etc to make sure your footprint will work.

Maybe you will not get caught, but even at a 1 in 10,000,000 chance, it is still too much risk for you to take.As a quick example, if you were to follow the unmitigatedly bad advice of @Arn Cenedella and your "down low" "roommate" started a fire which burned the house down, your insurance company would deny all coverages and then sue you and your wife for fraud. 

You should have umbrella insurance coverage equal to your current net worth.

It includes, among other things, a comprehensive map of the Cleveland area, grading each area from A+ down to F, using a consistent, objective and transparent methodology using publicly available data rather than a broad-brush subjective approach.

I purchased schematic drawings for $1,200 and developed a fairly comprehensive SOW I would like to have the contractors use to give me a quote. 

You want at least a 30% margin above costs and the NOI needs to be enough to pay the debt service after stabilization and then some.If the project looks feasible from a financial standpoint the next step is to check with the city or county planning and zoning department to get an idea if your concept will work, if you can build what you would like to build and what is required for all approvals including site plan, building permits, proffers, water/sewer tap fees, bonding requirements, inspections, setbacks, lot coverages, parking requirements, height restrictions, C/O process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.

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