The requirement will be the same in 49 states (Pennsylvania does not recognize the 1031 Exchange). 

She has proven she is untrustworthy no matter her reason for this.It is time to begin the process of eviction with the appropriate Pay or Quit notice. 

Hey BPI do not want to keep paying 12% to my hard money lender.I have a proven track record.

Unfortunately, I cant put the part of the property that the out of state sister owns under contract, as she's not on title yet, and has proven to be contentious with the resident couple, but she has stated that she agrees she will ultimately own 25% of the duplex.

Ownership is proven with a "bill of sale."

Surrounding yourself with the experts with a proven track record is the easiest way to convince the lenders that you know what you are doing.

All that said, however, the credit card and merchant acceptance industry is very heavily cardholder-centric, they'll believe the cardholder nearly every time until it is proven that they actually owe the money in the case of any chargeback or dispute. 

The brother doesn't want to deal with the baby mamma, he was told by the attorney that he should just buy it from the tax lien holder, the child, being a minor has been proven to be the child with DNA testing while guy was alive. 

But recognizing it's more that I am new and learning in a tough time.I have a purchase price amount up to $220K with 5% conventional owner occupied loan for first househack.

Thank you very much, I recognize an expert when I see it 👍🏼