If you are in escrow, which closes in 5 days, and have accepted a down payment, is it too late to arrange a 1031 exchange in California?

@Troy Gandee arranges quarterly networking events, you should check him out and connect. 

A duplex arrangement is what I believe I should aim for at this point.

That is, the IRA is able to enter into an arrangement with money that does not belong to it.  

I will most definitely be hiring an inspection and wil arrange for travel if I can make it happen.

@Beth SteeleWhen you say "land contract," do you mean an arrangement where you are holding a note and a mortgage?

Although I have a few other ideas of how to possibly make other arrangements work as well.I would hope that the contract would eliminate almost all need for trust, in the sense that should either party not fulfill their side, the other will be adequately compensated.

This would increase the sale price of your home and inevitably, even after splitting the profit give you more money in the end.(2) If so, if you could settle on an arrangement without actually selling to them, would you be willing to have someone else flip it for you?

If it's an arrangement where your equity partner is just providing funding in exchange for a percentage of the profit that's one thing, but if it's a demanding partner or one you don't see eye-to-eye with it can lead to them pushing you to make decisions that might harm your real estate business.

The non-occupying borrower arrangement may never be used to develop a portfolio of rental properties.