would love to see a seller finance specific calculator that has a option for 1031 exchange from buyer bringing in down payment.  

@Arthur Savery, This can be a great game plan called a diversification exchange. 

Right now, homeowners across the country are seeing record amounts of equity.According to Intercontinental Exchange (ICE), the average homeowner with a mortgage has $319,000 in home equity.Why Have Homeowners Gained So Much Equity?

If yes, am I eligible for a 1031 exchange even though I claimed the home as my primary residence when it was rented? 

@Ilia Zakharav, There's no problem in selling individual units and 1031 exchanging them as individuals. 

Why, because of the main stable coins, it is the only one on of the largest exchanges, Binance, will NOT do a 1:1.So, you're best bets would be those like USDC, TUSD, GUSD, BUSD.

The owner wants to sell for a 1031 exchange, and the property hasn’t been officially listed yet.

In our still relatively limited experience, seller financiers are usually looking to get a higher asking price in exchange for the favor of the private loan. 

Or any amount of cash you take out from the exchange are considered to be profit. 

Im leaning towards option 2 because option 1 will be too costly if the pipes freeze, heat exchanger of the furnace crack, etc and there's no guaranty she will pay for the repairs.