Another consideration is a 1031 exchange to a multi family unit.

"For purposes of enforcing the due-on-sale (or due-on-transfer) provision, if any, in the security instrument, theservicer must consider all of the following situations to be a transfer of ownership:- the purchase of a property “subject to” the mortgage loan,- the assumption of the mortgage loan debt by the property purchaser,- any exchange of possession of property under a land sales contract or any other land trust device, and- in cases in which an inter vivos revocable trust is the borrower, any transfer of a beneficial interest in thetrust."

Absolutely, you can use a 1031 exchange to delay paying taxes when selling your 4-plexes and buying a bigger multi-family property with an LLC, even if it's just you in the LLC.

If you want to invest in a different area/property type/class, 1031 exchange may be a good idea.

The Trust could 1031 exchange for another investment property and the same thing could happen to you with a different address.Oher than that your father will owe depreciation recapture tax and capital gain taxes upon sale and he is free to just give you the money you put in and whatever profits you're owed. 

He knows that area well and that would be my first stop .Secondly there were some pretty bad actors selling US props to Aussies back in 2011 to about 2016 when the exchange rate was so favorable to Aussie dollar.. but so man Aussies got totally ripped off paying 2X 3X 5X over the actual values of the properties.. 

How can I help you achieve your goals in exchange for you helping me?)

Ok in exchange for a burger anytime you're in suburban Philly: 6000+sqft.  

At different price points in the retail investment market, smaller private investors often pay cash to leverage 1031 tax-deferred exchanges and focus on long-term investments for estate planning purposes.

Can they do a 1031 exchange and use their funds towards the down payment of a property and have their daughter take out a loan alone for the remainder of the purchase price (since she has a higher credit score)?