Hi @Jeff Cantrell, Yes, once you have closed on the acquisition of the new replacement properties it is too late to structure a Reverse 1031 Exchange transaction. 

If you planned to get into residential, commercial and developing - they appear to be different asset classes with different risks.You may want to structure your LLC's based on the 3 different activities you are doing.Consult with an attorney before proceeding

I'd also need to structure the sale such that any money owed the lender would be paid at closing. 

I have a passion for houses, for structures in general and I bring a unique outlook to my clients in real estate and architecture by combining these sets of knowledge. 

They are close to the effort of a BRRRR (that I get infinite return) 3) they detract from the value of the existing unit by either consuming a garage, other structure, land, etc. 4) they often start off in a negative position because the value they add is below the hands off ADU addition costs.   

If you want to get a more in depth report hire a structural engineer to inspect the home. 

Per our contract the seller was supposed to fix plumbing, electrical and structural issues that we found in the inspection.

I do have a Private lender that can and will front the whole purchase  but I'm not sure how to structure a deal that lets me pay him off in a year or so.Thanks!

Used non-qm loan due to a recent change in compensation structure for me.

Seller financing is just using terms to make a deal work and there are a variety of ways of structuring a deal.