The Treasury Regulations require that you identify to a party to the 1031 Exchange transaction. 

Now I own a few rental houses and am looking at exchanging them for a large apartment complex.

But since your property manager sounds like a newbie, please know that no cash gets paid UNTIL the tenant moves ALL of their stuff out of the property AND everyone signs a document where they agree they are moving out early in exchange for the cash.

If they offer to do the work in exchange for a lower rent just reject the application.

Can I use a 1031 exchange to defer the 15% tax on my capital gain when I move it into the property I'm investing?

I'm considering forming a REI company with a good friend who is a foreign national.

We go in and do the following:- replace smoke detector batteries- clean the filters in the air exchangers- Clean the filter and trap in the dryer- Clean the bathroom fans- Check the caulking on any tub surroundsWe also ask them questions about minor problems that may become problems later on, such as, if their drains are running smooth, is their toilet leaking, etc.  

On day of key exchange, pay the 1st month rent. 5.

I am looking to exchange my time for knowledge/experience in the field of Real Estate.

Feel free to add me or private message me so we can exchange contact information.