They are not typically designed to create a profit for the person running it, although frequently that person does well on the deals that come through the REIA's membership.

A 1031 exchange is only an option if the properties you're selling and the property you're buying are for business use (generally, that means they have to be rental properties, used for your business, or held strictly for appreciation and not used for personal use). 

All transactions involving your IRA must be "arm's length," meaning that you or any other "disqualified person" can't be involved directly or indirectly, and that is not the case as you described above. 

And that's the point, QUALITY MATTERS.

Market the property effectively: High quality photos; video; competitive buyer agent compensation; marketing to agents via email, social media, broker Open houses; etc.You and your agent may already have this covered!

Of course if you buy a less than good quality property, capex will exceed cash flow.

That person is brokering without a license.

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

I also personally invest in STR's and own one in Traverse City.

Absolutely do contact Yonah, he is the best person to answer your cost seg questions.As far as determining feasibility, it is usually done by your tax accountant who can estimate your immediate and future tax savings.