ie, buyer must complete repair A before date B or they are in breech of contract and the property reverts back to you. 

As long as you purchase at least as much as you sell and use all of the proceeds in the next purchase you will completely defer all tax in the 1031.4.

Right now I'm in the trenches in our market in investment and retail and completely disagree that we are in a bubble. 

I own 3.5 acres and an almost completed 1 bedroom 1 bathroom cabin in Sherman, TX.

The plan is to completely empty the unit

I have tried in the past to do this with a solid written agreement spelling out exactly what the terms of the agreement were, what was to be done, and that the work needed to be completed in a professional, workmanlike manner.

Hm.....sounds to me as if those were issues that he did ask about and which weren't completely done, as agreed upon.

I purchased an ALF myself and completely redeveloped it.

I completely agree with you.  

After the transaction is completed the seller will assign ownership of the deed of trust or mortgage to you.