Either way, I live in Pinehurst, NC (a.k.a - the golf capital of the world!)

Even though I shouldn't give advice I told him about the 1031 Exchange and how he can avoid Capital gains when he sells the properties, which excited him because he wants to get a nicer home with land so he can do farming once he's done with work. 

I am new to my area (San Diego) and currently help local estate owners deal with subcontractors, manage major rehab projects, and locate and execute capital improvements that make sense.

I’ve retained the property as my primary residence for two years to avoid the capItal gains tax and am getting ready to list.

Using the retail/MF example, to determine the value of the land for each element, you would need to figure out how many sq. ft. of what type of retail, which would define the land value (per acre or square foot) that could be supported which will be determined by the rents that would be generated against their capitalized value.

She lives in Troy, NY so any recommendations from the Capital Region would be greatly appreciated. 

Basically that is coverage that an insurance company provides in the event you have a covered loss to part of your property and when you go to rebuild you have additional costs due to bringing the property up to current city or county codes. 

Those with no equity or capital reserves will struggle. 

Here is such a product from lima one capital

That research and innovation has and continues to drive the startup community and to attract venture capital dollars from all over the country.