You should be able to access the very same funds through your IRA, no?

This is important because realtors keep their job security by forbidding access to the MLS. 

@Richard Sherman Ya I'm ":old fashioned" too and Id prefer to be able to easily access my property if I need to.

No mortgage.I also have access to about $30k cash through a bond that I can tap into.

If your cpa is ok with your investment intent ( it would have to be a hold for appreciation restricted by the life estate given to your aunt) and you are on deed to the property then yes you and your dad both would be eligible to do 1031 exchanges either together or separately on your % interest. 

We  had handicap signs and access lines painted to "removed barriers for access". 

I do want to assign access codes to tenants and contractors.Thanks BP!!

Having knowledge of how the court process works, as well as access to an attorney who can help, is the key, and you seem to be doing that.

And it's not in the city proper, it's near the Eastern waterfront with access to private airports, marinas, and a golf course.

That means you are losing access to at least 25% of the total value of the property.If you take on a partner, there is far less cost (if any).