The property needs some minor systems upgrades and cosmetic upgrades that I pan to complete over a 9-12 month period while living in the property.

You're asking her to basically pay rent twice in a short period of time (it is her doing) and she may not have the money to do that.Also talk to her as to why it is late. 

Hopefully throughout that five year period we will have learned a lot and will have a better idea of where we want to go with real estate! 

Quite a few lenders don’t even offer delayed financing at all and require a waiting period.  

Service is.Here's an article we update periodically on costs nationwide for a 1031 exchange - https://www.biggerpockets.com/...

I don't think stocks are any safer than real estate that has appreciated so much in such a short period.

@Daniel Kevin Lara without asking what the structure of your deal and not knowing exactly you are doing here is my advice: The 0% intro credit card option for a few thousand dollars isn't terrible as long as you have a specific & conservative plan for what you'll be doing and a plan to get it paid back before that intro period ends.

What’s the back up plan in case we only have a short period of moving money into different accounts???

Look at how long units stay vacant in the market and build that into your calculations.You may also have an initial period after you close where you're removing non paying tenants, so consider that as well.

The HMLs I've been talking to on the phone offer me loans for a 12 month period.