Let me keep this straightforward:1031 exchanges are not applicable to primary residences or other non-investment/business propertiesIf you sell a primary residence that you have lived in for at least two years, then you can sell and claim your Section 121 "homestead" exemption and it will exempt you from up to $250K in capital gains (or $500K if married and filing jointly). 

Joint tenants (not married) have lived in their California house as their primary residence for last 10 years, except for 3 years when they rented it (2014-2016).

But if for no other reason than your mental health I'd sell right now, do a 1031 and move on. 

Further, on-location filming (for months conducted safely in observance of strict health protocols), will rise again with the reopening of businesses and expanding vaccine availability.

For your mental health possibly contact a good counselor to help you and your family work thru the trauma. 

You could start a joint LLC to utilize for financing, split all contributions and profits 50/50.

I have a potential property coming up that I could buy creatively, but wanted to get some opinions on the best way to handle it...A friend of mine from childhood said he has an aging aunt in poor health whose is now a widow needs to sell her house.

@Jason Duhn I’m looking to ask some questions about a joint venture and setting up an operating agreement.

American West Realty makes no warranties as to the description of the property provided it meets the basic standards of safety, health, and habitability.By signing below, applicant acknowledges receipt of a copy of this notice.Signature ________________________

My girlfriend and I want to dip our toes into investing and was looking out of state.I was wondering if we would be able to get an FHA loan as a joint tenancy while unmarried.