I have a portfolio of properties, which has obviously suffered this past year.

AND they would LET you extend your debt out 3 freaking decades (sidenote: how does that make any sense at all? 

I know finding a lender that will extend a HELOC on a non owner occupied property would be tough but, if 80% LTV on a HELOC covers the purchase price + repairs I could do a full draw and give it all back to the family member, and then simply pay off the HELOC... 

I wasn't able to raise rents, had collection issues and am likely looking at eviction (if permitted) and/or extended vacancy in Memphis. 

If you found an exchange company that would tell you it was ok to somehow extend the 45 day period, I would not trust them at all.

@Nick ShriPartnership returns are due March 15(Calendar year filers) with the possibility to extend to September 15. 

Generally when you buy and hold a property, it is going to be for an extended period of time. 

Extended Stay Properties Are Filling Up.

It costs a little bit more, but they'll extend the life of your cabinetry because tenants are hard on them.

@Liam HanlonLLC's with more than one member are required to file a partnership return.Partnership returns(Calendar year) are due by March 15th with the possibility to extend to September 15.