All the cash from 1031 will be invested and the valuation of the 3 new properties is more than the replaced. 

Seems rental is now liability rather than asset with equity.Looking for suggestions and recommendations for situation and investing strategies.

Development is where it's at right now...more than flips I've found.

I find these are less spammy than FB marketplace

Depending on how much money you're making (which, if you're at a loss, may not be a ton), those trusts can sometimes cause more tax than going the standard LLC route and just paying the $800 in the first place.I'm not sure from your post if you're talking about income taxes that are owed, or the $800 LLC fee, which is more akin to a franchise fee in the terminology that you're using. 

The fact that she came back saying you were racist rather than something like 'oh no I put down my email address by mistake'-which I can see happening, says something. 

It's certainly not this way everywhere, but it my city it's a very different scene than what I was used to. 

The proposal includes plans for for more than 1,000 residential units at the north side of the project consisting of 122 single-family homes of various building types, 786 multifamily units and 153 carriage house apartments.

The appraised value of the land will be the key factor, but does seem like you will likely need to contribute some more cash than merely relying on the land. 

, creativity in deal making was a LOT more commonplace than it is now.