Doing this will indefinitely defer paying tax on profit or depreciation recapture. 

Any amount above the annual gift tax exclusion ($17,000 for 2023) counts against your lifetime exemption.

If you want to combine two or more lesser sales into one higher purchase that is fine as long as your purchase meets the timing requirements for each sale.  

But that doesn't mean they can be perfect for you.You may be in a situation where you don't even need one however. 

Hi BP community - I'm an investor with 3 SFHs in the Nashville area looking to acquire my first small multifamily property (2-4 units).I'm trying to determine the best approach for the 25% downpayment, comparing using cash that is currently sitting in a high yield savings account to funds from a HELOC on one of my properties.

One thing to be aware of, and I hope that this never happens to any of you guys, is my connected bank link somehow failed or became disconnected?

Any advice on how to mitigate these risks would be greatly appreciated. 

Purchase price: $565,000 Cash invested: $125,000 Listed Price: $585K (originally $585K, 30 days on market).

It is a weakness, but a noble one.

One thing I would definitely recommend is getting the students' parents to co-sign on the lease.