@Roisin Lennon Hi, working on finding fixer-upper deals in Ottawa and currently building a framework to make money on those deals

@Barry H.Just to clarify what Steven Hamilton is saying:There are two general rules that must be met for a fully tax deferred 1031 forward exchangeThe value of the replacement property must equal or exceed the value of the relinquished property.All of the net proceeds from the sale of the relinquished property must be applied to the acquisition of the replacement property.Selling your property for $2M and acquiring a $5M replacement property satisfies the first rule.The net proceeds from the sale of the relinquished property is the amount of the check that you would have received at settlement after all the selling expenses are paid, liens are satisfied, seller concessions are funded, and other closing costs are paid.

DO YOUR HOMEWORK and find a settlement company that can run titles for you so that you don't buy anything with a bunch of liens on it. 

Totally agree with @Michael Beauchemin, part of the representation of clients is the ability to guide you through the process, put a solid offer together, how to negotiate, and advise you post inspections on how to get to the settlement table!

If you find a 25K note and get a seller to agree to take 10K and then arrange a purchase from a dealer or anyone else say at 15K and they use that money at the settlement, you are not buying with your money, you are brokering.

Some of those expenses would have been considered normal direct expenses related to the purchase and placed on the settlement statement where they could have been paid.  

I am giving her another month as she is supposed to have a large settlement coming in ( I confirmed with the insurance company) If it doesnt improve after that, I will likely give it another month and then get her out of there. 

Most contracts say that you get free and clear title so the bills come out of the price you offer and the bills are the seller s responsibility (actually usually paid by the title company at settlement)However depending on the situation especially if the seller is very motivated and doesn't even know what he or she owes I will give them a net offer.

In our martial settlement agreement we agreed I would keep the homes, they were awarded to me in the divorce and my ex signed the deeds over to me.

If you used your own investor super duper buyer friendly whiz bang contract and left out such damages, then the seller will be free to seek what ever damages may apply and justified by some attorney under state law that could end up being more than the usually agreed to penalties.I suggest you go to the lender and ask to see a blank note if you really must.The problem could arise since you don't really know what customary terms are that you'll form an uninformed opinion and just get cold feet.You will have three days prior to settlement to review documents, nothing will be changed unless there is an error.