Child would like to buy the house, potentially for below market value, retain the original real estate tax basis and then parents would like to use the proceeds from sale to complete a 1031 in order to defer capital gains.I can see a few potential issues:Does the fact that parents converted it to a rental from primary residence cause a problemIs a purchase below FMV possible or are there 1031 ramificationsIf below FMV a bad idea, could some sort of non-interest bearing note be structured between the parties to make up gap between proceeds and FMVCan 1031 exchange property they identify be contributed into an LLC after closing for asset protectionAny advice on the structure outlined above, or other ways to transfer real estate from parent to child (while parents still living) would be greatly appreciated.

When he returned I issued him a non-renewal of lease notice and he had 30 days to vacate.

but there are other rights as well.. waste  non payment of property tax's non payment of hazard insurance etc.. its just one of those rights.  

Yeah, I would just do non renewals after 11 or 12 years. 

The reason its a 6 month rate lock and extension is because it is a brand new built (started construction Jan) and bank still should not charge me 2 times for the rate lock, if they don't give me any waiver of atleast 2k, i guess i am going to cancel this deal even if i loose the $1792 (non-refundable = 1300 for initial rate lock and 492 appraisal) money with this bank. 

Clean water and local produce. 

It's a liquor store and we're trying to clean up the property. 

It's a liquor store and we're trying to clean up the property.

"Recession-durable RE investing for non-accredited investors" How do you defend against recessions, without sacrificing ambition? 

@Vicente Mendez if you are going to sell the property you need to get to make sure that the title is clean.