for me  a handful since early 80s  now in those days I was ONLY buying land that had owner contracts on them. 

Hi Jonathan, what is your buying criteria in GA and what counties are you looking to purchase in?

Investment Info:Single-family residence buy & hold investment.

Not realizing I was only getting a few hundred a month from it and from a cash-on-cash perspective I'd have been better off buying TBills with the click of a button instead of all the hard work, stress, time, and planning I put into it. 

Even if you take the $250,000 the realtor mentioned it would sell for as your basis that would mean you're looking at an $80k gain: 380,000 - (250,000 + 50,000 improvements) = 80,000Since you want to buy a nicer home for your mom, a 1031 exchange may not be applicable if the new property is intended for personal use, as 1031 exchanges are for investment or business properties only.

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

Refinance with Rate Buy-Down:Pay 2 points ($8,640) to lower the mortgage rate to 6.625%.

Hello,Little background I’ve been buying and selling since for 15 years.

-are you buying with conventional or DSCR financing? 

As much as I want to drive around I am an out of state investor looking at buy and hold MF.