If you paid $950k and only get $1M after selling costs, don’t bother with the 1031.

Or would the son have to own his half of the home for two years prior to selling in order to qualify for the exclusion?

I would suggest you do some soul searching before you make and decisions to sell.

Should I be looking for selling all or a portion of the note? 

What are the comps selling for (last 3-6 months)in the neighborhood?

Playing around with my Excel spreadsheet and got to thinking about selling my rental property in the next few months vs waiting until it's paid off in Jun 2027. 

We're open to all strategies, buying, selling, renting, etc.

Quote from @Keira Hamilton: Here are 5 lessons I learned from selling my laundromat last year that can help you as a prospective business buyer.Lesson 1️⃣ - Listing sites can be a legitimate way to buy and sell a business.I will often hear people say that they’re not even going on listing sites because “they only have bottom of the barrel listings,” but this has not been my personal experience.

I would sell and take your gains.

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.