I hope you were able to soak up some sunshine before the clouds rolled in!

To add additional context,  I would personally be more willing to sign my name onto a $6M mortgage collateralized against a $10M asset in an "A" market that has historically low vacancy rates, no deferred maintenance and is located in a stable market with a rent roll that covers the debt services and operating expenses with reasonable cushion for reserves than sign my name on a $90,000 loan collateralized against a $100K property in a C/D unstable market with high vacancy rates and where capex will disproportionately impact operations.

I don't think you qualify for a 1031. owning a property your mother lives in doesn't seem to meet the held for investment test necessary. 

@Max BellinoHolding company is really not needed unless you run multiple operational businesses like a property management firm, construction firm etc that you want to roll up into one entityHaving a holding company that holds one company you that owns real estate would have me question what’s the use case?

He was debating whether to sell or roll into a 1031, and it took us a couple of long coffee chats to weigh the pros and cons.

There’s 7 tests for materially participation.

None roll to a permanent loan that I know of today for non owner spec.

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.

Practice these answers until they roll off the tongue.

I could roll over those amounts into another Roth IRA of my choosing.