I have lost $ 200,00 on the 3rd deal because they pulled the plug on that deal at the last minute without ever inform the investor to pivot to another deal. 1031 exchange rules are very strict so I had to pay the capital gains tax.

Would like to understand 1031 exchange rule to understand what is considered as boot that would be taxable. 

While yes the shares are private, it also protects them from larger funds shorting the company if it were public to drive the price down (which is why many list on alternative exchanges that do not allow for shorting). 

I'm very excited about this Texas Stock Exchange that should open in 2026 too.

Also on the 1031, exchange part there a many mistakes.

He has now asked me to pay the contractors for the first stage, about 24 lots, for dirtwork, sewage, roads, curbs, electric in exchange for some of the lots.

Just so you have a frame of reference the cost of a 1031 Exchange is typically around $1,200.

We recently sold that condo to 1031 exchange.

It kind of depends on what your goals are, but you may be able to start consolidating your properties a little more with like-kind exchanges and/or purchasing larger properties where you could do cost-segregations on.

No more 1031 exchanges for me.