This could have dramatic affects on the feasibility of the project.

Even with the IRA associated restrictions of keeping things at arm's length, it is still pretty simple to get your IRA invested into productive real estate investments and wield significant control.If you take distributions from your IRA in order to have full access to the funds personally, that will be taxed, which will dramatically reduce the amount of capital you have available to invest.If you leave the funds in the IRA, switch to a self-directed version, and invest in real estate or perhaps private lending, all of the capital available to your IRA  today will be accessible. 

This will increase her basis, possibly very dramatically, and reduce her capital gain.If I have not convinced you that you need professional help, then probably nothing will.As to a 1031 - see @Dave Foster's answer. 

I'm sure this changes things dramatically.

While it keeps the building very warm, I suspect I have shorted the life of the sheathing dramatically and may eventually have problems with mould in the wall assembly.Closed cell directly on the underside of the roof deck or inside face of the exterior walls allows you to pack a lot of R-value into a 2x4 cavity (theoretically R22).  

Thanks for the reality check even if on the dramatic side.

According to him, he has over 150k in materials in the property as all labor was performed by him and his business partner.  3) At those conservative numbers of $150 monthly cash flow my cash on cash return would be 12% assuming down payment and closing costs equated to $15,000 on the $285,000 purchase, which based on my lender estimates might be less than that anyways.4) According to county records, the house is not part of an abatement program, however, I am worried that a re-assessment would result in a dramatic increase in taxes.  

*You'll see Property #6 forecast equity has dropped dramatically as that scope of work grew and grew with the problems that continued to crop up. 

Pretty solid numbers and some reliability with ARV as our market values don't seem to change too dramatically one way or another.

Furthermore, office, retail, industrial properties will have contractual leases that dramatically increase a sponsors ability to peg cash flow returns.