@Eric Helena, There is no statutory prohibition against purchasing from a related party to complete a 1031 exchange. 

Purchased a 4 unit property in Cincinnati (Avondale) 2 months ago.

See, the majority of profit in real estate is NOT made by below market purchases.  

When you go to sell, you're subject to tax on the amount of profit between your adjusted basis and sale price, not your purchase vs sale price.Recapture is not repaying the depreciation.

Without going into too much detail, my current situation stems from selling a previous company via partial owner financing, only for the new owner to default on the purchase, leaving me in this position.For traditional financing, I understand I’ll need at least one, if not two, years of solid credit history, tax filings, and other financial documentation.

Our long term goal is to purchase and move to a remote ranch and for me to be able to quit my job around 40 years old.

As long as you purchase at least as much as your net sale. 

Purchase price: $785,000 Cash invested: $156,000 Short term vacation rental in Panama City Beach.

-Purchased a commercial property this year for ~$2m.  

I have every intent to complete my very first fix-and-flip project in 2025!