I would obviously like to get my tenants secured and locked up in writing as soon as possible but issue is I don't have formal land use permits as of yet nor have I started the process - all I know is that QSR/coffee shop/drive thrus are allowed according to the zoning code.

Considering that the only group sued more than landlords is doctors, I'd say the benefits of asset protection far outweigh the savings you are looking at. 

But you also benefit (historically speaking, only) from a higher capital appreciation rate than other markets. 

Here is a post that had an astounding number of ideas for building lists.And $1.6m is crazy talk, so you need to start with a zip code or neighborhood.

These are professionals with additional training and a stricter code of ethics.

You will need an architect whom is familiar with the property location and building/zoning codes.  

Does a 1031 exchange mean that we have to take the entire 155k and reinvest it to reap the benefits of the tax free exchange or are we only required to use the actual profits from the sale?

If you haven’t used all your VA loan benefits you could potentially use your second tier benefits on a new home and leave the first loan in place.

My answer would be no, but there are so many Owners out there who fall for it as a benefit to them. 

@Abraham Hernandez,the big problem here in SA is that code compliance is pretty tough.