It is tricky because there are four parties involved: myself, my realtor, the seller (which is a trust so that complicates things) and the sellers realtor.

This is very basic but it can be more complicated to implement. 

Partnerships can be complicated - and like Jeff said, can end friendships.

You and/or your father's tax situation is about to get a lot more complicated, and compliance isn't going to be cheap.

If lease options, with nearly zero downside, can be used in these complicated subject 2 and WRAP mortgage arbitrage deals, is anyone using them in wholesaling?

No sense making things more complicated than they need to be. 

So if you take title to the property before improving it that ends your 1031 opportunity.But if the QI takes title then you can include the improvements in the purchase price as you won't be taking title to the new property until the improvements are complete.A reverse improvement exchange is a bit complicated and pricey. 

I'm sure this could be done, but why do you want to create this complicated setup?

Unless super complicated, most of my full blown comps take 15 minutes.

It seems like I may have just complicated my situation.