There is an argument to be made that a land contract or a subject 2 structured strong enough could cross the "risk of loss passing" bar and that the bundle of rights you have in controlling the property is enough to make it equivalent to having a deeded interest in the property.We've done 1031 exchanges for land contracts occasionally. 

Even the Texas State Bar RE Practice Manual removed all of the LO and Exec Contract forms from them because of the large risks and Deceptive Trade Practices Act tie-ins.

@Dan Barli I planned on doing it myself and this property ended up being in a neighborhood I didn’t feel comfortable with but 5% and 8% wouldn’t be enough?

If it is your primary residence, there may be programs available where you could get in with only a few percent down.As Dan Barli stated, your goals certainly come into play.

To add to @Dan Barli 's spot on post. 

@Dan Barli ok thanks

Dan, Thanks @Dan Barli for the direction (I'm new to the site).

@Dan Barli

Specifically: Corona, Eastvale, Chino, Chino Hills, Norco, Jurupa, Pomona, Ontario, Covina, Brea, Diamond Bar, Mira Loma, Riverside, Cucamonga, Montclair, Claremont, Fontana, La Verne, or Upland? 

Thank you @Dan Barli Appreciate your advice.