Did I just not do the math right on my purchase?

Best toilets I've purchased. 

It was recently purchased in December 2024, which aligns with the timing she mentioned on the phone.However, despite all the communication being professional, I’ve had trouble finding additional information about their business online.I’m wondering if I’m being overly cautious, but I want to make sure everything is legitimate and avoid any potential scams.

In order to defer all tax you must purchase at least as much real estate as you sold. 

You get a Capitalization Rate (CAP Rate), which equals your annualized return by dividing the Net Operating Income (you had gross in your narrative) by the purchase price.

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

I'm looking for advice on whether I should purchase my father-in-law's 6 unit apartment in Burien, WA (10 minutes south of Seattle) as my first deal, or perhaps help find him a seller that would pay more than I could and is a couple years ahead of me in REI. 

If you're looking for more active strategies like purchasing your own real estate let me know and I'm happy to send updated recommendations based on what your situation is and what your goals are :)

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

We found an opportunity to purchase a huge SFR with two kitchens located next to a commercial zone which was previously used as a sober living facility.