You may sell that residential rental and use the 1031 to purchase any other kind of investment property as long as your intent is to use it for "productive use".  

(It didn't help there was no public internet back then either) I eventually found that, just like all things in life, you have to give up the ghost on feeling like you need to know everything, before taking an action.

No one will be looking at window brands in this market.If you are building for other investors, I would say durable but cheap products would be preferred.  

If you intend to buy another property down the road and use the FHA loan products for that transaction, then you would need to refinance your departing residence with the VA loan to conventional prior to doing so. 

Non-recourse financing is the way to go IMO too and that is why I am focusing on syndicating larger deals instead of doing smaller commercial loans where this product isn't really available in quantity.

The catch 22 is that wages need to be higher, but higher wages means unaffordable products/food/services.

Our financial adviser only recommends their own products for us to buy, ie., variable rate annuities.

But someone who has owned a piece of investment property (even one that accompanied a primary residence with the intent of holding and subsequently does only the minimum necessary to spin that off from a primary residence and intends to buy more property to hold for productive use would stand a good chance of doing a successful 1031.  

What you have going on now are the fix & flip buyers, or REO buyers are running out of product and are jumping into the note business and buying assets up like its an REO!  

If your goal is to advertise using the new securities exemptions there are quality products to help with this right now.