@Shawn NofzigerHi Shawn,I came across your post and while I am a long way from Lansing, I work with a ton of new and aspiring investors and the challenges they have getting from idea to action. 

Naturally, she wants to be in a more comfortable environment to welcome our son into the world.However, there’s a legal hurdle.

That's the challenge with doing a 1031 with multiple properties.

Challenge is that I have an exclusive agreement with the seller because they wanted to list it, but changed their mind.  

I'm not sure if you're in the flatter northern half of the State or the hilly south half and/or if a berm could be built in the backyard or who, if anyone, has a yard that joins yours.The challenge of course, if finding the right person.

While running a large group of small landlords in Philly, i have visibility into the full realm of challenges that new investors face - and some are quite overwhelming and totally unexpected because they jumped in without fully understanding what they jumped into. 

Or, the trust (with trustee other than yourself) owns the property with LLC as beneficiary.Costs: LLC registration, annual secretary of state fees, agent for service fees, bookkeeping fees, tax prep fees, attorney fees to unravel structure mistakes, others I can't think of.Also, there are challenges getting title insurance, property insurance and loans for a trust.This is a way to get your name out of public record, no comment on whether it's good or bad. 

Start with whatever your son's natural talents and inclinations lean toward.

Our current economic conditions are challenging for cash flow in most markets, but I wouldn't let that stop me from diving in. 

Other group homes for abused, veterans, and mental challenged usually have less opposition.