What about closing costs? 

Closing Costs (Asset)CR.

Tax compliance is rarely a "choose your own adventure" type of deal if the tax year has already closed.

So, wait to close after May6th. 

You would want to work closely with your CPA or a good 1031 company to nail down the timing of it all. 

She might be referring to transactions that don't reach the closing table due to the buyers' fault, and then they would refer someone they trust to close.

@Steve Saenz - This depends on your state (I'm in NC); however, the first time I did a private lender funded deal, I had the same attorney who was handling the closing, also write-up the deed of trust and note for the private lender.

I mean you know they aren’t closing, they don’t even have the emd, much less the downpayment.

My thoughts were to do a ground level 3/2 long term rental and use the basement to have a small 1 bedroom midterm rental since it was close to NORTHSIDE Gwinnett

For example, if the house is $100k and the renovations are $10k, your down payment would be 3.5% of $110k (plus closing fees of course).