Normally when people think 1031, it's the regular non simultaneous one thru a QI, which Chris was alluding to when he mention timing.Attorneys around here that regularly do real estate closings all tell me they don't understand it, so I still a QI on standby even if they don't hold any funds.

A presale is regular cash out sale - Not much creative but can provide a delay that you will need as an investor to conclude the transaction.If PMI (Private Mortgage Insurance) is involved a company may subsidize the sale even if the property has negative equity.

Does anyone know of a regular REI meetings in Richmond Va or surrounding area?

Its a regular thing for us.

regular MLS

I have two of those kind and they kill it on a regular basis.Second, I am going to respectfully, but very firmly, lol, disagree with the advise you're received so far.

Does anyone know of any groups that meet regularly? 

The agent said nothing in the previous months even though I was in regular communication with them about other matters. 

Its different than just converting a regular garage, so I'm hesitating a bit about whether it could actually result in the value improvement that I'm expecting.

Imagine there were all sorts of tax benefits for doing this.Due to the ability to leverage this asset, collect income, enjoy preferential tax treatment, and expect appreciation over time, historical returns on money invested are regularly and meaningfully higher than the S&P 500 with dividends reinvested.How much would you buy?