The only issue really is that this is not considered an "arms length transaction" so if you were going to a bank they may more hoops to jump through or lend less than they would in an arms length transactions or even pass on it.

Yes you can buy 2 properties as long as the combined price is the same as the net sale price of the one sold @Dave Foster is the expert and I use him for all my 1031 transaction.

In our case i'm very concerned w high transaction costs if we sell. 

Here's the message from RentRedi: "During a routine review, our payment processor came across a transaction that they must do additional verification on.There was a transaction (#20) under cardholder name XXXXXXX  (amount: XXXXXXX).As this cardholder name doesn't match the tenant name (XXXXXXXXXXXX), further information is required about the cardholder:- Lease agreement - Cardholder name:- Billing address:- Cardholder phone number:- How the cardholder is associated with the tenant:Once this information is provided, I will relay this to the payment processor for review." 

I love the art of the deal,transacting, and not the management side of things.

Not recording a lien might make the transaction less formal but could complicate the refinance process later.

A closing / title company can handle the transaction but may want to get a lawyer to draft the documents.Assuming you are buying in your name and not a LLC - if a LLC then there would need to be additional docs like a authorization for LLC to borrow $ etc

I suggested to contact a local title lawyer who knows those type of transactions. 

At 36 years old, I bring a passion for football and music into my daily life, which keeps me motivated and balanced.I’m eager to connect with fellow investors, share insights, and learn from each of your experiences.

Because Sellers care about their net proceeds, the amount they are going to walk away with after all the transaction costs have been paid.