I would love to find a group that meets on a regular basis in either Western NC or Upstate SC.

With your wedding approaching the last thing you should be doing is adding the stress and distraction of putting this deal together.Once in a lifetime deals come along with amazing regularity but, you and your bride will have only one wedding day.

He recommended only applying for one at this time, & using it for regular spending items such as gas/groceries, etc that I would pay for as I use it, to build up revolving credit & get credit-line increases.

Sponsor sets up a TIC (tenants in common) and everything else is pretty much the same as a regular 1031.

A zero coupon provides no regular cash flow. 

MAYBE her tax estimate include all your regular rental income for the year as well?

Real estate brokers regularly work with clients to execute 1031 like-kind exchanges.

If you are already fairly active as an investor and have regular deal flow I would say do it anytime you can.

If the DST sells the property (or if you find a buyer for your fractional share), can you exchange that fractional share to a regular property? 

Anyone out there using a DST have issues with regular real estate activity such as increasing rents, refinancing, upgrading, adding properties to their portfolio?