For me the best-case scenario would be to pay him some cash to assign the deal, and then you take it over 100%.If you have no cash, then it becomes a question of who has the greatest position of strength. 

My concerns with them would be:1.

Once I close I will be out of capital for a bit until I can get enough saved for another down payment.

If everything had to be verified online, things would be so much more civil.

The only documents we have would be a signed lease, and tenant ledger.

I've already found this community and the podcasts to be extremely valuable. 

Would like to 1031 the cabin and assume loan on house but my monthly income is child support $1137 for 1.5 yrs and a lame income of $800/month.

I've already got a salaried position which demands more hours than it pays (like they all do), so something with minimal hands on requirement in my spare time would be ideal.

It seems like that size purchase wouldn't make it worth so would love to hear more on that.I did a 1031 exchange here in Chicago, where we built a ground up single family, but then exchanged into a 19 unit building.

Take those to your tenant and show them what they would be paying if they move.