There may be ways to document the transaction to take advantage of the costs you incurred to renovate the property. 

That is not my area of expertise, but as I understand it there are some similarities with the first type, as it pertains to structuring entities to complete transactions.

It's unfortunate but that's the way to refinance on the arv instead of it being considered a delayed purchase transaction.

Prove of funds to close the transaction banks statement.The problem is, I haven't been approved for any loans yet.

I'm wondering if there's a way to structure the 1031 such that my brother is added to the transaction along with my parents so he can take out a mortgage to make up for the difference.

That means that the EMD itself doesn't necessarily have to be tendered in order to bind the contract.There are a slew of reasons that a contract can be void, such as a contract formed for an illegal purpose, or voidable, meaning that one or both parties can declare the contract to be void, but they can also elect to see the contract through to completion.I hope that helps!

As I'm sure you know, it's important you view your tenants as business transactions- make expectations clear, and outline everything in your agreement they will be responsible for and penalties if they do not hold their end up.I agree if you ask for too much, they may pass- but it's unlikely (as long as your asks are reasonable), considering the eagerness and need from renters- and they are used to providing most of this with other managers and landlords.

How quickly will we see the New Texas Pool Code implemented in Real Estate transactions?

You just have to book the transactions into different chart of accounts to create categories. 

One way to get some credit will be to go to a local credit union (or bank, but I'm credit unions for this kind of transaction) and get a secured credit card.