•Your mother-in-law (as executor) and the estate’s other beneficiaries should also avoid selling the property immediately after the exchange to prevent IRS scrutiny.4.Best Next Steps•Consult a 1031 Exchange Qualified Intermediary (QI) – They specialize in structuring exchanges and can confirm if the estate’s sale qualifies.

good question. they didn't have an answer for me when i asked either. they just don't want them. 

I was going to bring up that the seller financing doesn’t matter if you plan to get a construction loan as the seller financing will have to be paid off. 

Quote from @Victor Yang:In addition, is it possible for me and my wife to gift 36k worth of equity per year of the house (under the annual exclusion limit) and therefore have none of the costs go towards the lifetime gift limit?

What would be my first step?

Also, if you have construction experience, leverage that when talking to investors.

Zillow Senior Economist Orphe Divounguy nailed it when he said mortgage rates have a massive impact on affordability.

And if we don't have an actual buyer in that timeframe, does the EM have to come out of our pocket?

It's a house we love and have visited many times.

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