The buyer will be receiving their loan from the seller. 

Can I use my buyers earnest money deposit as the payment for the assignment in the contract in a deal where my buyer is receiving preapproved financing?

The IRA is on title to the property, all expenses for acquisition and maintenance are paid by the IRA, and the IRA receives all the income produced. 

I believe you received the feedback directing you towards a 1031 because of the low cash flow, and the potential of having 2 properties that cash flow the same or more each in other areas of the country. 

Have you received late rent due to this factor?

Hi Everyone:I have been receiving some leads in response to my direct mail campaign for vacant land. 

Hi Everyone:I have been receiving some leads in response to my direct mail campaign for vacant land. 

Also factor equity paid by tenants and the tax benefits you will receive.

I received the quote from Citizens Bank

You've received some sound advise.