Bright side is, you can keep executing 1031s until you die (ie never sell your investment props outside of a 1031), leave your final props to your heirs (who receive a stepped-up tax basis equal to the prop value at the time of your death) and actually completely avoid those CG and DR taxes entirely - for you and your heirs (a little strategy I like to call '1031, 1031, Die').So long-story not-so-short, you are correct in your summation.

Yes, I’m also aware of the due-on-sale clause  and am willing to ask forgiveness over permission. ...but this doesn’t jive with the HML.The executed contract already has my name as the buyer.

He can move it in when he has paid the entire deposit and first months rent and the lease is fully executed.

Does anyone have a good example of an executed settlement statement for a large (51+ unit) multifamily purchase?

Some advice about the market, it don't try to beat it, real estate should be a very long term investment and if you hold a property long enough it will rough out an losses that the market will take from it.Regarding your two options, neither are bad ideas but it is all about the execution, be sure to do your due diligence and have a strong team to support you, when you finally pull the trigger.

Interest rate from Zillow is probably absolute best case execution rate. 

Any insight would be helpful.Second, in regards to financing the deal itself, since there is no way to get a mortgage and I do not have 775K all cash, use a private money lender until a certificate of occupancy is acquired and necessary renovations executed to bring up to a B property and refinance into a conventional mortgage from there.

Rather than risk legal difficulties by trying to wholesale using purchase agreements with various "subject to" escape clauses, why not avoid these issues altogether by executing an option agreement with the property owner instead?

I am looking to hire an executive assistant.

I am looking to hire an executive assistant.