This plan involves monumental business decisions, and you mention them so casually, as if it's a matter of running to your grocery store for milk and cookies. 

I like being involved in ground-up development because there are so many things that need to be built.

This has been a huge help for all parties involved in the transactions I have completed.Whether you’re in my market or not, I’m happy to talk through the details.

But when it involves a 1031, it’s those extra layers (5-year hold + depreciation recapture) that complicate things.If it were me:On the “forever home” plan: hold it at least 2 years as a rental, then live in it 2+ years, and don’t plan on selling until at least the 5-year mark.On the older 1031: check your acquisition date.

You don't want to be involved in the insanity of 2020-early 2022.

"Avoiding new-loan points when you're not originating fresh debt"   Acquiring the LLC alone does not allow you to assume the loan when there is a guarantor involved.

Additionally, we use a Security Agreement, which further ties the collateral to the loan, especially if there is personal property involved, and defines many other loan requirements.

Edit:  In regards to seeing 'the math mathing' -- that's not something I get involved with.  

Many of the properties require significant repairs, have clouds on title, will involve contested and difficult evictions even after the auction, etc. 

Things they did bad which I wish I had asked more information about:Never involved in the screening of tenantsThey recommended keys for cash by waiving the rent amount buy only collecting fees which they would get not meThe cost to evict is 750-950 yet other companies told me they will include eviction in the priceThe tenant didnt pay in full last month and I was the one calling out to them and asking questions then a few days later I get an email saying something happened with the tenant and they are investigating.You get passed from person to person every week or so.No one told me when the construction was complete and so the house was ready for a week and the post to zillow and other sites was not done.It took them another week to take pictures and then another week to upload it.I was paying 200 dollar a month electric bills while the house was vacant because they left the AC running in the empty property.