Some worry about the intent issue with the spouses hold time and choose to sell as the one individual and either buy as the one individual and quit claim after the 1031 is complete. 

Getting a lawyer to send a letter that you are considering it would cost a lot less and often works.Specific performance is a remedy in the law of contract, whereby a court issues an order requiring a party to perform a specific act, such to to complete performance of the contract.

We do not issue a key to a new tenant that has been used in that unit from a previous tenant. 

I'm assuming the builders don't issue a 1099.These builders generally have their own forms and require you to use them.I'm just unsure what this process really looks like.

If you have Issues due to a closing date, you may need to get an extension

The practical issue comes to who the bank can recover from after things go bad and personal guarantees help the bank to solve that.So, for example, you can open an LLC or whatever business vehicle, but practically, banks aren't going to loan you unlimited money since a fresh company probably has no business history/assets.

i have landlord insurance with allstate, problem i have is that they only allow me to insure 5 rentals, i have to wait 5 years in order to insure more, so right now i have other rentals insured with other companies. I...

I posted about this issue earlier and where to find hard money lenders.  

 - TIPS is tax free, low risk (issued by the US government, and somewhat inflation protected), and decent returns (better than saving account)

If you do not for some reason know your state landlord tenant regulations you may wish to get the assistance of your lawyer assuming he is experienced with landlord/tenant issues.