I believe I will be initiating a 1031 Exchange on behalf of my client soon (offer is submitted on Upleg), and I wanted to get some clarification on two questions:QUESTION ONE:She is low on cash for reserves in her bank account, so she will need some passthrough money from the buyer of her downlegs (she needs reserves in bank for loan on new upleg).Does this passthrough need to be first transferred from escrow to an intermediary account then her bank, or could it be transferred to her bank from escrow (skip 1031 intermediary account)?

I just put in an initial payment for obtaining drawings and permits to convert my 380 sq ft garage into a 1 bedroom 1 bath detached ADU, ballpark total cost is around $96,000.

However they are the priciest of all the types of systems initially (not counting ducting).

With current rules I would be leery of adding a JADU as to recover the initial negative position often consumes years of cash flow.  

That is definitely our largest investment, though the initial cost was only $1000 - all we could scrape together.

I initially wanted to do BRRR but the two properties I found are both rather new (2019&2020).

Not to mention we initially projected rent at $1,850, and now seeing rents at $2,200 yo $2,300 now that these are being completed.

We have a relatively strong income coming in from our full time gig and it's time to let our money make more money.We were initially looking at single family residentials in our area, and lost 2 offers we put in, because the money wasn't right otherwise, which we are totally OK with.

Tell them what you're trying to accomplish and they should be able to point you in the right direction or give you some initial guidance. 

They tend to stay away from the popular cities, because at least initially the ROI might be lower.