Let's review what "1031" provides. By deferring the Proceeds not being made available to the taxpayer, the reinvestment shelters the Gain.

So: "He did all of this pretty much on his own.. as far as going through1031exchange company."

What does that mean?

"was 565k with 60k down"

Who got that money?

"with the balance of the principle will be paid in 2022"

In time for it to meet the timeliness for the exchange rules?

"The purchase price of the 1031 exchange property is a total of 255k"

So, clearly, this is at most a Partial Exchange. And, a partial Installment sale. And, partially gain that most likely is very taxable.

And if none of that was done with a qualified 1031 intermediary, then all you have is someone calling their Dog a Duck, for convenience.