Who pays the earnest money to the title company?

You don’t need to do a 1031 because you’re going to lose money on the sale. 

If I was your friend, I would point to the fact that the landlord will not explain what is owed or why and that you can't just pay money that nobody can explain clearly how its owed.

Depending on what the numbers look like some of the funds allow you to pull equity out after a few months. which would hopefully allow you to put money back into your heloc.

Earn more money.

You lose far more money on vacancy then you ever will on a lower rental rate.

My one investment lost money over 5 years, never received any rent disbursement.

I mentioned before that these things cost money to coordinate and advertise.

The other goal for the Buyer is to put as little money down to the Seller as possible.

They also allow improvements (with documented evidence) to the property to be backed off the sales price for basis.If you do not need the money and don't mind the cash flow, consider owner finance and carry it out for years.