When sdat and city taxes updates there will be no question though that could take months.A lot of the better pms void this by only managing in the better parts of Baltimore city or the suburbs. 

Of course, nobody wants to be the test case, but I've never heard of IRS treating money from a loan as income, ever.I think you would be better off with a long closing date on the purchase and sell your exchange property fast so you can do a conventional 1031, receive conventional financing with one set of start up fees/costs, etc.

You will probably be better off just doing them separately.

Or even missing out on securing a better deal, higher price, or greater return but did not do so, often due to a lack of negotiation or oversight.

There may be some restrictions on rentals in some of the MH parks, buying the MH's outright might be better than financing because there are some lending restrictions on older MH's. 

Or would it be better to just close in 2025-knowing the bonus will be less?

You need to find better deals, there not on MLSGood luck 

These can sometimes offer better cash flow, especially if you’re in a family-friendly area with unique features like extra square footage, an ADU, or flexible layouts.

The other thing is that if the house is really appreciating rapidly, if you lived there 2 years and sell within 5 you get to keep 250k of the capital gains, which probably makes better sense than keeping long term as a rental. 

My question is; is it better to not ask the seller to pay for the buyer agent's commission (not include it in the offer letter) so that I pay it by myself and get a tax write off on this commission expense for the ADU's sqft portion?