I feel like I must be missing some key components in my analysis of the property. 

So, here’s the answerYou Start at the beginning and ask what your goal is.Real estate only consists of a few components. 1.

There is also a ~30% component of Subject-To that could be used as well (average rate on Sub-To ~5.3% interest only). 

I'd make sure just how much extra tax benefit will open up for you annually compared to the cost of the study.You are exactly right - a cost seg will get deferred in a 1031 exchange as long as the property you are purchasing is roughly the same components of things that were cost segregated.

Evaluating these aspects of the family is the landlord's responsibility, necessitating a comprehensive tenant screening process.One of the most overlooked yet critical components of tenant screening is verifying the family’s payment history.

That might have the best quality of life component based on what you described.Not sure if you have a financial advisor, but I've found mine is incredibly helpful in narrowing down big choices like this.I hope it works out great for you!

I like that OwnerRez has a property management component should I decide to offer management for STR units of others at some point in the future. 

He is handy and would handle most maintenance.What I can't figure out is: 1) how to set up the seller financing w/ the rent component. 2) whether to purchase as investment property or as second home and 3) deal directly with my father thru an real estate attorney and 4) considering his age, whether to set up a balloon payment a few years down the road for his benefit.

Another service we provide is called an "Either/Or" - EITHER the property is Lead-Free (no positive lead-paint components) OR there are positive lead-paint components identified but still safe/habitable lead levels to reside within said unit. 

However, the 1031 exchange only applies to the real estate component or real property, of the business, not the business itself or its non-real estate assets.In other words, while you can exchange real estate used in your business for other like-kind real estate, the business itself, including goodwill, equipment, and other non-real estate assets, does not qualify for a 1031 exchange.To maximize your tax deferral, focus on the real estate portion of the sale.