Maybe you could extend the closings with some additional earnest money (even if you release it) and buy the time so you can simply do a regular 1031 exchange.  

Even if you are not cash flowing on day one, that's okay (in my opinion), you're not paying the full mortgage on your own, which in of itself is a huge win and you learn other tangible real estate investing skills along the way by simply owning. 

Your visits to the home seem to upset him, if you don't enter his room and your son is living there depending on the lease wording there probably isn't a violation.

The title holding trust (land trust) is as its name implies simply for holding title, an estate planning trust (what I think you refer to as a personal residence trust) would be the beneficiary of the land trust.

Financial freedom goes beyond simply replacing your current income—it's about sustaining your lifestyle for life.

We often use zoom showings, but they build on that mutual in-person experience.We don't encourage bottom-of-the-barrel neighborhoods, simply because with 60-120 year old properties capex tends to exceeed cash flow over time aka money pit.

A savy agent sensing a situation like that might simply ask for proof of funds before showing the house which a nosey neighbor is unlikely to have.

My partner and I are very interested in single family homes, As we enter into a volatile real estate market we are focused on families and creating wealth through selling affordable homes.

You cannot have a contract that simply states "install high-quality countertops" without specifying the quantity, location, type, or style.

Your current RE seems like a fine asset that I would not consider selling to enter most other markets.