@Peter Schiff, Yes, Selling a property owned by an LLC in a 1031 exchange concludes with no recognition of gain. 

Indeed land and buildings have an intrinsic value and, if prices are too low, people could but and convert or destroy and rebuild.To conclude, what would I do if I was in your situation? 

I thought it provided some really great insight and ultimately concluded anticipate for rates to stay within the current 6.5% range +/- I think if borrowers were able to qualify with rates beginning with a five (for 30 year) that buyer and investor demand would accelerate significantly. 

The last FOMC meeting concluded with the Federal Reserve holding its benchmark interest rate steady at 4.25% to 4.5%, continuing its cautious stance amid mixed economic signals.

I concluded it can cash flow on a cash purchase, but the return on invested cash will be nominal.  

We can’t say definitively… yet.But when:A company takes $90,000+ and fails to finish a very simple rehab project after 7+ months…Ignores weeks of outreach across all forms of communication…Has leadership that ducks accountability…And staff that ghosts clients mid-project……then yes, you are left to conclude that this company is either dangerously incompetent or something far more sinister.Either way, they should not be in business.If you are even thinking about investing with Mid South Turnkey Homes:DON’T.Don’t believe the website.Don’t trust the “testimonials.”Don’t assume the rehab timelines are real.Don’t expect phone calls to be returned.You may be lured by promises of easy returns, fast rehabs, and passive income.

Seller asks for his $500k if you forgot to conclude selling costs but maybe you get him to pay 1/2 selling costs so he only gets $468k?

Further, the seller who wants the buyer to be able to complete the transaction will screen the buyers so that he eliminates the people with no chance of successfully concluding the option, whereas the seller who wants to keep the property will sell to just these type of buyers. 

I’d conclude that a MTR is a unique market itself, sufficiently different from convention LTR and from STR market to merit it’s own category.  

It was then I realized that these 197 “buyers” would NEVER buy any property, and decided to identify REAL buyers (or sellers) early and work ONLY with buyers, sellers and deals that COULD be successfully concluded.