Now I get it that there is this undercurrent that goes around that its the easiest to get into and takes the least amount of capital.. but I also think the vast majority with limited capital spend it lose it and never do anything.. 

Since then, I've paid off a tremendous amount of debt and hoarded cash.

Thank you all for the info. we ended up pulling out of the deal due to a large amount of unforseen repairs uncovered during due diligence.

Any mortgages would be amortized over 20 years.1) if I do the minimum down of 15% they won’t cash flow as good.2) if I put more down it will limit the amount of properties I can buy.I’m wondering what your thoughts are on my focus.

When you have "boot", it gets taxed first for the full amount. 

So he would fund the total amount minus my down payment.What are the legal ways to do this so that I can buy 2 properties from him, he can sell them, and still use those sale proceeds (along with the sale of the other two duplexes) into a 1031 exchange into a commercial retail property?

Minimum loan amount $5000.

Now that you got help with the Mortgage from your tenants pay yourself the amount you paid for rent prior for your next deal!!!

I’ve looked into it a very tiny amount.

You have a right to the pay off amount as a Successor In Interest.