I'm guessing this is related to your integration somehow, I've had a couple of random issues.

I guess the big question that I have is this: are you still with the employer that you have the 457b plan at?

That might actually make it more lame. 

I think there might actually be a way to both grow your portfolio and respect his conservative nature using the 1031 exchange.You mentioned that your properties were held in cash. 

Happy Thursday BP Community,I've been really struggling finding agents and wholesalers who can bring me actually good deals in the South Florida area.

With the lease to purchase the seller more than likely would ask for a deposit that can be applied toward the down payment when the actual sales take place or the seller can "finance" a certain portion of the down payment.

I put together a Spreadsheet that shows an actual deal and it is available at the link just below.

See Vacant Building Ordinance and registration form at https://ipiweb.cityofchicago.org/VBRCN193029Maintain watchman from 4:00 PM to 8:00 AM for vacant and dangerous residential premises. (13-12-140)CN193019Repair or wreck dangerous and vacant residential premises. (13-8-100, 13-12-125, 13-12-130)CN193000Maintain building in safe condition so it does not constitute actual and imminent danger to public. (13-12-130, 13-8-100, 13-12-120, 13-12-125, 65 ILCS 5/11-31-1) Maintain building windows and doors in safe condition. (13-196-550) Maintain stairway and porch in safe condition. (13-196-570) Maintain floors, walls, and ceilings in safe condition. (13-196-540) Maintain building in safe condition.

We're actually charging them the deposit along with their rent and we refund it after check out.

However, it came out kind of late in the game that the property is not actually owned by the seller.