To name few features, you can connect your bank & credit card account(s) to QBO to automatically download the transactions daily, set up rules for any recurring charges, setup recurring transactions (ie invoices to tenants), sent out reminder (individual or batch), accept online payments (cc & bank) which can be tenant or landlord initiated, track multiple income sources (ie. flip, rental, wholesale), track individual properties, charge tenants for reimbursable expenses, track 1099 contractors (and e-file tax forms), and create a budget.

So whether your son gets it as a gift and in a year or so sells and 1031s it, or whether you gift part of it to him and then you both sell and 1031 as tenants in common - both would be proper use of the 1031 exchange. 

I have one credit card with an APR of 22%.

No one In my Family has boughten a house so I have no mentor to go to.No car payment , some credit card debt and regular bills is my liabilities.

Asset protection,Reside in CA, and read about RE investors having the option to start a LLC in NV that's within a trust and also purchase an umbrella personal liability insurance policy (upwards of a $1m - 2m+), to give aspiring RE Investor the proper business structure, security and protection in case of the inevitable lawsuit and/or other costs of doing business. 

I was going to get a couple of those secured credit cards and just let them sit to start recovering credit

@Christopher Petersen some people invest in RE with a house of cards approach and leverage everything as much as they possibly can. 

Correct me if i am wrong, A HELOC is like a credit card in the means that you only pay interest on what you use. you can access it over and over again and pay it off over and over again but you don't pay interest on anything more than what you pulled out. where the cash out refinance is a loan so if you don't invest every penny into something then you are paying interest on money you aren't using.

I will look up on how to properly clean it up and send my friend who's in the area to do it.

Likewise, the fact that they didn't properly realize how good they had it with you for so long isn't your problem.