The good news is that if you converted a 4-unit rental to a primary (1 unit) in order to get the Sec 121 exemption, you could use a 1031 exchange for the other three units.Live-in multis get complicated when it comes to this stuff, so I would definitely recommend you speak to a prop before you pull any triggers on this strategy. 

Of course, exchanging into multiple properties with high values can get complicated timing-wise, so I'd talk to a good QI about your plans first to make sure you have all your ducks in a row.

It's not really that complicated to buy out of state.

It is not complicated and can be summed up in a page or two, I'm sure it has been discussed hundreds of times on BP

.- Re-zoning: this appears to be very complicated in these parts, so not sure how easy it will be to split your double lot and sell the other half.- Insurance: I don't know if this was only me or others have experienced this as well, but it was exceedingly hard to find reasonably priced insurance. 

The answer to your question is going to be complicated but you're going to be protected with your "Third Party Financing Addendum" in your contract at a minimum. 

With luck you will find her early and avoid complications.

To complicate matters, I am self-employed and have only one year of income on the books as a contractor (previously was payroll employee), so I am limited as to traditional financing.

I talked to REmmington coming out of the GFC  I had a fairly complicated transaction.. and of course send the stuff in.. then they hit you back about 5 days later your approved subject to due diligence and you need to send us 10k.. well they simply did not ask enough up front to really understand this and it was post GFC were 10k was near and dear to me.. so I passed.. 

It's a little complicated (definitely talk to a CPA) but basically, you transfer property to an irrevocable trust, pull income from it (cash flow) for a certain period of time and then the remainder (either the property itself, remaining proceeds from the sale of the property, or other investments purchased by the trust using the proceeds from the sale of the property) goes to charity.