I don't hope to get any money back from them, they don't have any assets besides cars, wife owns a business which is probably not documented (office is at home and i haven't found any info suggesting the business is properly documented, licensed etc) and husband gets paid under the table.

Is this how I get a seat at the table, Wall-Street style?

@Robert Cabral If the one person is qualifying for the mortgage, what are the other two bringing to the table? 

Unfortunately for myself renting out rooms is not on the table at this time.

However, I would not recommend buying something that didn't at least have some cashflow on the table.

I am on out of state investor and have a deal on the table that I'd like a little more information on how the market is, etc.

Or are the buyers having to bring more cash to the table to refi?

So you will only have to bring 10% to 15% of the purchase to the table.

And use maximum leverage and minimum down payment on the second.Leaving a 1031 with a free and clear property and a heavily leveraged property is a great opportunity to take some risk off the table. 

Hey Elijah,you bring a lot of valid points and concerns to the table. obviously, as with all investing it is subjective.you need to clearly define what works for you and why your doing it.. with cash-flow being great it will create the ability to look at other opportunities sooner with cash in hand(remember you don't need to do it all yourself) However, on the flip side of the same coin there are several liabilities.