I think they had 5 days to sign PSA or get money back and we had 10 days to return the deposits, which were held in escrow. 

Purchase price: $270,000 Sale price: $310,000 Buy & Hold Single Family | Prices in this area were appreciating so I purchased this under market value and held short term.

@Tony ScalYou could try for a blanket open ended line of credit with a portfolio lender would be easier if you are working with someone you have a relationship with and much easier if they held first position.  

they need non recourse because properties held in retirement accounts cannot have recourse loans they MUST be non recourse. 

To qualify for a 1031 like kind exchange, both properties must be held for use in a trade or business or for investment.

Investment rental property being purchased with 2/3rds of down payment coming from self-directed IRA funds being held in trusts. 

Is the duplex a rental held 50/50 by your sister and friend? 

See our "tier list" below: Worst: – No coverage, held in your name.

The property will be held in my LLC .

This poses a challenge because one of the requirements for a 1031 exchange is that both the relinquished property (the property being sold) and the replacement property (the property being purchased) must be held for investment or used in a trade or business.If your client's mother purchased the land less than a year ago, it's unlikely that it would qualify as replacement property for a 1031 exchange because it hasn't been held for investment or used in a trade or business for a sufficient amount of time.However, there may be other options available to minimize the tax implications for your client and his mother:Hold the Property Longer: If your client's mother holds onto the land for a longer period of time and can demonstrate that it is held for investment purposes, it may become eligible for a 1031 exchange in the future.Consider Other Investment Properties: Your client could explore other investment properties that have been held for a longer period of time and would qualify as replacement property for a 1031 exchange.