Any minor child, either by birth, foster child or through adoption or guardianship must be approved by the landlord and identified in the lease prior to occupancy. 

Duplexes were definitely allowed, but I know I was discriminated against by the employees running the program.  

I've been working with Dave Foster on the 1031 Exchange. 

So as of lately i just been working as an agent part time with the occasional buyer, mostly fellow employees from my current hospital job. 

Best bet would be to consult @Dave Foster. 

Employees, investors, tenants, etc.And probably a lot more...

(Hell, I have a hard time finding good managers and I have 1500 units and 30 employees in Houston)I strongly STRONGLY suggest you rethink your strategy from the ground up.   

If it's a large amount of money, I'd ask @Dave Foster if he has any recommendations for an experienced 1031 attorney in the state the real estate is in (what state is the real estate in?)

Go hire a California real estate attorney with experience going against HOAs and do it now.Also, was the deficit due to mismanagement of the HOA, or was it due to an employee stealing the money or from fraud?

The ICA also clearly spells out why the party being hired is not an employee for legal and tax purposes.Scope of Work DocumentThe Scope of Work provides a detailed list of all of the repairs that need to be completed on the project.