What kinda help with pricing do you need ...

I can help as well.

Yes, I've both done a few 1031s and helped more than a few people as the QI for their own 1031 exchanges over the years. 

Hi Dennis, I'm writing about a month after you wrote your post, so this might be too late to help you decide.  

Make sure they are someone qualified to help for this!

Consider saving, or bringing in a partner to help hedge the expenses 

It might help pay for your expenses if you house hack but I bet the number of markets a 3.5% down payment is cash flowing has shrunk significantly over the past 2 years.

@David Garcia If you send me a direct message, I can go over your numbers to see if I can help you.

I specifically want to expand on Chris's point by discussing capital risk buckets, which help set a target return range for IRR.At my company, they are as follows:Core: Lowest risk, Class A product, in Central Business Districts, ranging from 7-10%+ levered IRR (since you're in development, I assume this is most of the asset class you handle).Core Plus: Still low risk, strong location with potential upside, 10-13% levered IRR.Value Add: Medium-high risk, Class B+ or B-, mediocre to strong location with operational or physical upside, 13-15% levered IRR.Opportunistic: Highest risk, major upside potential, varying locations, 15-20% levered IRR.As for the GP/LP split on promoted interest, GPs can choose an aggressive split, but the decision should be strategic and consider the preferences and risk tolerances of potential investors.

I define true demand not as mortgage applications but qualified buyers.