This could be due to a bad internet connection.

Some of his comments did leave us with questions that conflicted our research:He said that the operating agreement didn't' matter since it was going to be just my wife and I in the LLC and that we could use any ole "boiler plate" operating agreement template we found on the internet.

Though I am sure there are many caveats and details that make it much more challenging than what people on the internet make it out to be.. sounds like you would agree with that.

The problem you will run into is that since once its on the internet, it is there forever, future buyers can see those pictures and if they find them and ask if you had it remediated and your response is "Umm, ya I killed it with bleach" they are gunna walk.

See the rules for yourself:https://www.irs.gov/retirement-plans/plan-particip...I understand that this is probably not what you want to hear and you will hear all kinds of answers on the internet, but please be aware of the risk having your IRA, your wife's IRA and your mother's IRA disqualified. 

She's an adult who signed a contract and, presumably, knows how to use the internet.

The internet and cell network blew open the turnkey space, crowdfunding allows investment that were not possible before 2015, you can get a loan on your cell phone at half or a third of the rates available 20 years ago, the list goes on.

Congratulations, you have found one of the most valuable free resources on the internet for real estate investors new and old, Alex.

Do not rely on the internet if you choose to explore such a strategy. 

Nationally based 1031 QIs will charge from $495 for a credit card internet hope and pray 1031 to $2500 and beyond for a stand alone attorney with no scale.typically the largest grouping for experienced service oriented QIs will be $700 - $1200 for a garden variety exchange higher towards each coast