It comes down to you need to have active role in the deal. 

@Randall Ayers did you ever get back in contact with next-financing?

Just be sure you are not staying in the property for personal use for more than 14 days or more than 10% of the time it is rented to others.

If you're in the DMV/Baltimore area, please reach out! 

We are currently in the third year of rent.

I own this duplex in NH and it's a poor time of year to rent.

What made you interested in investing in this type of deal?

Is there any rule or timeline in which this has to be done?  

So whether you sell to their trust or to them individually it still has to pass from you in order to do the 1031.But even more you don't want to be in ownership when they pass so you can get the step up in basis and inherit the property tax free.

I know this is more of an investing forum, but I figured I'd reach out and see if members with an investing background would provide advice.We're preparing to purchase a vacation property in North Myrtle Beach.