1031 exchange limitations

[Michael Daniele]

I own a single family rental property that I am going to sell. An opportunity presented itself where my mother and I have been offered a beach home to purchase. The house is a single family home and worth more than the house I am selling.

I cannot afford the beach house on my own. If I buy the beach house with my mother, am I subject to capital gains? I understand the time frame and all of that when it comes to the 1031 exchange, but wasn't sure if it applies if I am purchasing the new home with a partner.

Hoping someone could provide some insight! Thanks!