As Brian already mentioned...you're always at risk for the due on sale clause if it's written into your mortgage.

Can I ask if the terms I mentioned are comparable to what you have?

I believe this would all be taxed at ordinary income rates since it is a distribution from our IRA (plus 10%) penalty if you have not reached retirement age (looks like retirement age since you mention RMD).   

If you sell for $325k and then buy a replacement prop for just $200k (as you mention), you've basically taken that other $125k and paid off your loan, leaving you debt-free.

Not to mention that using a 1031 exchange to sell to a related party will require both the related party and the parent to hold the properties they end up with for a minimum of 2 years.2. 

I looked at a 2 fam property for a client and the price difference in insurance was absurd compared to the additional rent, not to mention pool up keep.

@Graham Williams there will be lots of lenders who say that they can do lending in Texas and there are certainly a lot of good banks out there (some mentioned above have good reputations). 

Since you didn't mention the size, I'm assuming it is a residential MFH (2-4 units).

I saw you mention a bank in Camden; the midcoast is a great place to live.

Don't think it is as bad as David mentioned about Spain.