The investment is pretty much turnkey and has CO in place.

@Conner Parsons a usual @Dave Foster is spot on - in fact I would defer to him on pretty much anything 1031 related.

Mismanaged property is pretty much the only thing I buy. 

Your family member could also provide the financing on it and make money every month with a positive cash flow spread between the debt and the rent collected or be like a guarantee person that is the main backer for the long term loan your Bank or other lender that  owns that property with a long term loan with that property  on a security  loan until that loan is paid off.Not saying the fix up budget makes this decision fairly difficult but i would say to not have a house that needs over $5,000 on the "make ready" expense to make a 20% gross return giving a cost price and sales price you gave on your example.What you could do to find a deal is pretty limitless. 

It should be pretty simple with your employment position but I would look at the possibility of reducing my mortgage payment and try to save up 3 if not 6 months of paying all of your expenses and change your mindset and do not be a big spender any more and only take anymore debt that does not make you money.As far as new investments go I would look at possibility of taking a home equity loan. 

My problem and question is also a pretty big favor I'm hoping someone can help me out with filling out my forms??

So that could end up being a pretty hefty note.

@Peter AntipatisI think you're numbers are pretty spot on. 

If you're looking to be close to Marietta, parts of Smyrna are pretty popular right now. 

Wendy is right - but there's a lot to consider when it come to fraud.There are several types of fraud - most have to do with intent and the actions taken prior to, during, and after the fraud takes place - and all can be argued one way or another.Pretty much every single purchase money loan has a due on sale clause - if you are maliciously trying to sell a property without paying off the loan, yes, that's Intentional Positive Fraud and you can get cracked on it pretty good.