Some people I thought would help did not come through, but I did eventually find some great people who understand my vision, share in my goals, and genuinely want to help.

Since you won't have any cash from the sale you will have to use your own cash or cash plus financing or 100% financing for the purchase of your replacement property.Since the 1031 has to start with the execution of the contract I don't think you'll be able to generate a lengthy period of interest income before recognizing the capital gain. 

@Hyoung ChoiWhile I recognize that you have already chosen a provider, for others who might be curious here is a good outline of important considerations in choosing a ROBS provider:https://www.nerdwallet.com/blog/finance/how-to-choose-the-right-robs-provider-when-financing-a-business/

Recognize right now at this part of the real estate market it wont have the greatest return, but imo the most important thing is finding a place you wouldn't mind living in for a couple of years while rents and property values go up.

The seller is out of state and having an attorney sign on her behalf, and I'm confident he'll recognize its a wholesaler friendly contract.

Just recognize that no matter what you do there will be some form of sacrifice but it will be worth it.I too did not like having roommates in my house but it was a short term sacrifice.

The trick is that our AI can independently recognize rooms on the floor plan, based on this automatically arranges furniture.

I recognize these are just your opinions based on your experience and that I will likely need to still speak to a securities attorney, but I want to make sure I am properly educated and can ask the right questions of an attorney as well. 1) If I am seeking a private mortgage is that still subject to all the Reg D requirements?

Any specific terms that need to be addressed in the contract to ensure the IRS and FTB recognize the installment sale?

This means asking the right questions to recognize if there is a deal and if its even worth taking a ride down that endless road.B)Understanding what the circumstances/consequences of a short sale transaction really are and how this will effect your seller.