This is from the Provo Code 14.06: "“Family,” unless otherwise expressly provided in this Title means:(a) One (1) individual living alone; or(b) One (1), but not more than one (1) at the same time, of the following groups of individuals described in subsections (i), (ii), or (iii) who together occupy a one-family dwelling unit as one (1) nonprofit housekeeping unit and who share common living, sleeping, cooking and eating facilities:(i) A head of household and:(A) All persons related to the head of household as a parent, child, grandparent, grandchild, brother, sister, uncle, aunt, nephew, niece, great-grandparent or great-grandchild by blood, marriage, adoption, guardianship, or any other duly authorized custodial relationship; and(B) Not more than two (2) additional related or unrelated persons, including but not limited to, personal care or personal service providers; or(ii) In R1 zones located within neighborhood areas described in Subsection (c) of the definition of “baching singles” in this Section, two (2) related or unrelated individuals and any children of either individual, if any; or(iii) In all other zones, three (3) related or unrelated individuals and any children of either individual, if any."

Even so, likely there would not be a clear chain of custody to you for the other parcels as the seller likely did not have ownership of them to sell you. 

what about the adult who has custody if the kids.

But they must produce documentation for the closing of your sale and they must take custody of the proceeds of the sale or your 1031 is invalid.It's never too early as @John Lenhart says to start your planning.  

There is no custodial requirement for a 401k.

One caveat: you can't take rental income payments directly, the rent must be going into your IRA custodial account and then you take distribution from there.

In my experience, deeding to a minor without legal help indicates family, custody and financial distress.  

@Mindy Jensenyour and Carl's experience with Vanguard when you simply trying to move the funds out of their custodial account and every time you talk to someone get different and conflicting instructions shows the ignorance of the people who work there.

We had like 10 offers and I knew he was recently divorced, had custody of his 2 kids, and had a great job at the city... he goes to my church.  

He is currently in police custody for breaking 2 retaining walls at my apartment complex and running away (DUI, Hit-n-run, attempted murder, etc.)