@Taylor Uhls,The lender on the larger loan would want the down payment to be your money, not borrowed.One way to do this is with a partner, possibly a Joint Venture.

Hi Karen, You can sell within the next year and take advantage of both tax breaks:  the 250k (500k if you're married filing joint) gain exclusion along with the tax deferral provisions of 1031.  

Hi @Abdessettar Ibourki,You'll be entering into a joint venture.

I joint ventured with another investor and we had enough cash between us that we paid cash.

Or should we just be on title as Joint tenants?

You would probably be leaning toward a Joint Venture LLC, so some reading on that topic would also be beneficial for you.

We've gone back and forth on if I needed to get a survey, should I put this under my name, jointly under my wife and I's name, or under our LLC. 

I have never heard of Ductwork having to be replaced the system having to be replaced, yes. if the existing Ductwork leaks then look into sealing the joints with duct mastic ( do not use the grey duct tape) or us the silver duct tape. if the ducts are in the attic and bare metal try getting some duct insulation and wrapping them - just a couple of easy solutions.

This avoids probate.Another solution, if the investment sponsor you are working with allows, is you and your significant other can take title together as joint tenants with right of survivorship.

If you want to just have the joints re-done and don't care about the looks it isn't a huge deal. 99% of brick work on homes in Texas is non-structural.