If not, I recommend using your VA loan benefits to purchase another home with the stipulation that you have to occupy that new house for at least a year.

I have a tenant behind on the rent since last year, attorney got a court stipulation and he's behind on the stipulation 5 months.

Don't know what the mortgage will look like, if there's a stipulation that I will have to move in within X amount of time.

In general, it is paid after all parties have signed the agreement and it should stipulate the time after the signed agreement how many days you have to submit the em.  

Some cities have stipulations if you are the owner and planning to sell, which you are doing.  

Also the stipulations of breaking a lease since you want them to have a real-world honest experience.

So if they have officially ended their common law marriage and he is still reporting the property on the same tax return then depending on what the dissolution decree stipulated he may be able to 1031 the entire thing.If they're on the deed as tenants in common then he can do a 1031 on his portion and she could just take cash for her portion. 

Given your current situation, you may get a few stipulations which  include bigger down payment, co-signer etc. 

As an example, if you wanted the units vacant by closing, that would need to be stipulated in the offer agreement.

Also, does your investment agreement stipulate any details about obligations on money transfers?