One caveat: you can't take rental income payments directly, the rent must be going into your IRA custodial account and then you take distribution from there.

In my experience, deeding to a minor without legal help indicates family, custody and financial distress.  

@Mindy Jensenyour and Carl's experience with Vanguard when you simply trying to move the funds out of their custodial account and every time you talk to someone get different and conflicting instructions shows the ignorance of the people who work there.

what about the adult who has custody if the kids.

But they must produce documentation for the closing of your sale and they must take custody of the proceeds of the sale or your 1031 is invalid.It's never too early as @John Lenhart says to start your planning.  

There is no custodial requirement for a 401k.

I've been to some seminars and have read that you can you a Custodial IRA brokerage to purchase investment properties, but I've also read I cant have an IRA purchase a personal resident because if I have part of the property financed through personal lending. 

He is currently in police custody for breaking 2 retaining walls at my apartment complex and running away (DUI, Hit-n-run, attempted murder, etc.)

However, any experienced buyer is going to make allowances for landscaping, property management, custodial services, maintenance, etc. if you do not have actuals in your financial statements.3) at what point should you reduce the offer price for deferred maintenance?

We had like 10 offers and I knew he was recently divorced, had custody of his 2 kids, and had a great job at the city... he goes to my church.