If you don't want the restrictions imposed by the IRS when you do an exchange, and if you don't like the need for a trust managed by a third party who oversees your funds and charges you hefty fees for that, consider the monetized installment sale.

I have a really good attorney who I use in PDX that wont charge you an arm and a legg and scare you into all sorts of unnecessary and complicated asset protection schemes.. basically you can vest in LLC  have an operating agreement ( that's your JV agreement) and a clear cut buy sell agreement .. pretty simple and standard stuff.. feel free to ping me off line..

By this I mean is there enough parking for your business to be successful there, or would it impose a challenge for your customers and hurt your likelihood to succeed?

@Tam TruongThe point that seems to be lost in this conversation is: what you paid for unnecessary partnerships is more than what it would have cost to hire a tax expert specializing in real estate

I feel like this is unnecessary risk and there's no reason to not get a $300 inspection. 

Sign up for a site like mint.com to track your expenses and eliminate unnecessary spending.

You might be able to more deduct the expense in the same year as well under different code( sec 190) see below.Remember, expenditures unnecessary for compliance with the Americans With Disabilities Act of 1990 (ADA) are not eligible.If you spent more than 5k in both removing the barriers and making changes for the compliance,  you can deduct other expenses up to 15k rather than capitalizing and depreciating it. 

He’s definitely not going to bill you any less for doing unnecessary work on your own.

I'm thinking they just hold the loan, but they also hold the deed until final payment so I don't know what legal limits they could impose on us.Feel free to tell me if I'm overthinking this part!

(d) A public or private water supplier shall not impose a lien against real property to secure unpaid charges for water furnished unless the owner of such real property is the person who incurred the charges and shall not deny water services when such a lien has been extinguished.