This causes at least a second trip charge from us, resulting in more expense for the owner for something that could be easily diagnosed and repaired with parts we stock on the service van. 

I would go with lowes a basic carpenter can do you a design and order in stock  from lowes Lowes basic in stock 

If your not stocking the cabinets and accessories (like trim pieces and panels), then I am at the mercy of ordering and shipping (that means delays).  

For example, I suck at stock investing, so I would be passive and rather have someone do that for me (just so happens my significant other is good at that).

It has several small homes on it and has a much higher value.Tax returns (1120s) show a stock (and debt) basis of $0.Thank you. 

It sounds like DST may be risky and best avoided. this is my thought process :if you dont have replacement property --> DST is goodif capital gain is less than 100k --> just pay taxbest USE for 1031 in my opinion-->STR in hawaii/tahoe/ski resort/FL beachif you want to sell in phases (as REIT stock) ---> Sec 721 is good rarely the best option is going to TIC/syndication, this would go to another rabbit hole of headache. 

However, there is such a thing as a self-directed solo 401k plan which is very popular for those who are self employed.Following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m); andNeither may be invested in your own business.  

One of the misconceptions investors have is they open a LLC for real estate and owning rentals and think they can get business credit, which would be like opening a LLC to trade stocks - business must be operating and generate revenue and EBITDA

I have about 50k in crypto stuff, 21k in a Roth 401k, another 11k in some stocks and 9k in a checking.

Their styles, prices and quality are unbeatable, and they have huge stock.