VA appraisers, like VA healthcare providers, have virtually no accountability mechanisms that the private sector has.

A lot of the cons can be seen as advantages for a turnaround play if you have the expertise to do so.

Do any of you have expertise in the steps so that everyone is protected?

., The key is to locate a Qualified Intermediary that has both the experience and the expertise to successfully complete you 1031 Exchange transaction, and that has a nationwide operation.  

Now I'll quote my lender on this when I just asked him for his expertise regarding your post, he says a "New construction loan where the lender would "roll in" the existing loan, and then make draw payments during the course of the construction to the builder.

Lack of expertise due to scale plays a role in people not doing it.

My inclination is to start by wholesaleing some residential and smaller multifamily projects to start while I learn this part of the business/gain expertise and then take on projects for my own account or partner with investors.  

I agree with @Ellis San Jose, It's important to always be analyzing your time, expertise, and margins within partnerships.

You would think the city would be so pleased to have the private sector take care of this problem it would facilitate the paperwork process.

Seems like a jobs are being created, especially in the health field sector.