@Marty Summers,  If the LLC is a single member LLC taxed as a sole proprietor then you and it are the same taxpayer anyway. 

@Patrick Costello, It's perfectly fine to move from commercial investment real estate to Single family with your 1031.But the taxpayer for this property is the LLC so the LLC must do the 1031. 

I would like the S-Corp to own the LLC so that that income will show up as W-2 and K-1 income  without having to make that LLC into an S-Corp and have to deal with more paperwork and monthly tax payments. 

The lines are 3-4 hours long to make property tax payments and there is really no one to help. 

@Steve Parkhurst, Nope,  The LLC is the taxpayer for the property you own now. 

I took the 63,240subtracted 9K depreciationsubtracted 20K purchase and sale feesadded cash of 28Kadded the 262K and 230K mortgages after down payment.Per this example: https://apiexchange.com/replacement-property-calculation/Taxpayer exchanges a relinquished property with a value of $1,000,000, mortgage of $500,000 and a basis of $500,000 for a replacement property with a value of $1,500,000, a mortgage of $900,000 and the taxpayer adds cash of $100,000.

Please help.... if you can cite case law, publications from the IRS, or anything that will give reference and cited guidance in this matter, I am sure all landlords out there would be appreciative and rendered better tax filers and tax payers as a result.

https://www.novoco.com/news/eligible-taxpayers-will-self-certify-be-qualified-opportunity-fund

You also must remember that while in the beginning transaction might be structured in compliance with the rules there is always likelihood of it leading to prohibited transaction in the future because of disqualified person's involvement.Once you have your personal funds and IRA funds in the same deal you are now opening a Pandora's box and the burden falls on you as the tax payer to proof that there are no personal benefits from your use of the IRA funds, and IRA did not benefit from the use of your personal funds.

Gain is allocated to nonqualified use by multiplying it by a fraction, with the aggregate periods of nonqualified use as the numerator and the total period the taxpayer owned the property as the denominator.