It is a unique property in Galveston and will take some time to find the right buyer.  

You can not assign an obligation to lend or finance, that is unique to that proposed borrower.

Yeah, so we try to identify the most optimal combination of high cash flow and high appreciation potential.  

True, if you are an investor that likes to work in the shadows since you have things to hide, or one that simply does not care about doing things right or one that is just a straight up slum-lord or any combination of the three.If you change that mindset and engage them (within reason without opening up a can of worms).....for example find out who the Code Enforcement Officer is in the area you own properties or intend to purchase properties.

NA Onyido The holding period from a tax standpoint will be unique to each property and to each owner.

Every market is unique and I can’t say if commercial real estate or apartments is a better investment in your area.

I have yet to find a source that allows for a higher combined LTV with the seller carrying a 2nd where the rate/terms actually make sense to take that on.

I didn't realize you had to combine a 504 loan with a standard loan. 

It's a very unique property, in that there are almost never rentals in this particular town, and it's a town that people absolutely want to live in. 

You could structure each sale as a separate 1031 Exchange or you could structure them as one combined 1031 Exchange depending on the timing between the sale transactions.