I am especially looking forward to some help in figuring out if there is anyway for us to invest in multi unit properties in our area or within an acceptable range that would provide a decent cash flow stream that might make putting up with the job for a while longer  worth it. 

The reinvestment requirements of the 1031 exchange are still in force - you must purchase at least as much as you sell (that is the 85K) and you must use all of the proceeds in the purchase (that is the 85K of cash proceeds).So you will purchase the property from the intermediary using $85K of exchange proceeds and then either bringing a new loan for the remainder, assuming the balance of the loan currently on it (from the family member), or simply bringing cash of your own to the closing.Your intermediary will sell the property to you (or hopefully if they're thinking about it they will assign you the membership interest in the single member LLC so  you avoid a second closing and transfer tax and you get a free LLC out of the deal) and pay off the mortgage they had to make to the family member.You cannot accept cash from the closing of your sale without incurring a tax event.

So,I'm (finally) under contract and the seller has accepted my offer. 

The buyer's agents work their asses off, running buyers around to look at dozens of homes, put in offers that may or may not get accepted, and so on.

See New York Security Deposit Limits and Deadlines for more on the subject.Question,, Did landlord accept the fact that and agree to you vacating the unit / before your lease was up.. did you get that in writing??  

I just got an offer from an USDA buyer and debating to a accept.

Also, can I accept partial payment and still be able to evict?

Purchase price: $125,000 (assuming offer is accepted)Down payment: $25,000 (20%)Financing: 30 yr @ 5% = $540 /moInitial rehab: $5,000Closing cost: $2,0001st yr Insurance: $1440Taxes: $120 /moInsurance: $120 /moVacancy: $150 /mo (8%)Maint/Cap-Ex: $270 /mo (15%)TOTAL EXPENSES: $1200Rent: $450 /unitTOTAL INCOME: $1800Cashflow: $600 /moCash on Cash: 21.5%Here is a link to the listing if it may provide more insight:Quadplex ListingThe unit is located on a decent street in a very small town (<10,000).

A week later, the first offer fell through and they accepted my offer!

@Wayne Brooks It definitely is if I accept that it is.