This poses a challenge because one of the requirements for a 1031 exchange is that both the relinquished property (the property being sold) and the replacement property (the property being purchased) must be held for investment or used in a trade or business.If your client's mother purchased the land less than a year ago, it's unlikely that it would qualify as replacement property for a 1031 exchange because it hasn't been held for investment or used in a trade or business for a sufficient amount of time.However, there may be other options available to minimize the tax implications for your client and his mother:Hold the Property Longer: If your client's mother holds onto the land for a longer period of time and can demonstrate that it is held for investment purposes, it may become eligible for a 1031 exchange in the future.Consider Other Investment Properties: Your client could explore other investment properties that have been held for a longer period of time and would qualify as replacement property for a 1031 exchange.

From duplexes to Airbnb ventures and fix-and-flips, you've accomplished a lot in a short time.

Are you focusing on a long term rental, medium term rental (30 days to 6 months), short term rental, or a live in house hack? 

I found out that he moved in unannounced roughly the same time period, Nov or Dec of 2023.

We give tenants a 5-day REVOCABLE Grace Period (taken away of they always pay on 5th).We also can charge a 10% per diem Late Fee, so tenants don't screw with us and pay as late as possible.

If they use hard money lenders those loans are EXPENSIVE loans because they are short term loans with no early payment penalties and they will also finance rehabs.

Studio that operates as a Short-Term Rental (STR) generating an average of $2,200 per month.Our ADU tenant has been leasing from us for the past 4 years, and we have maintained the rental rate without any increases.

Do I have to live there in the home for a certain period before applying? 

Is there standard wording for a feasibility period that I can include in the offer?

Their auctions are done in a bid-down style on the interest rate, making it a competitive but  potentially rewarding state.Illinois: IL can offer a 36% per annum interest, divided into two 6-month periods at 18% each.