What you need to do is see what the laws & regulations are with wholesaling in your desired state. 

A 1031 must be for equal or greater value or the funds in excess of the value of the new purchase are taxable.

A lot of what you'll see here is older homes in desirable areas and that scarcity keeps price growth high while keeping sales growth low.

Areas like Downtown, Summerville, and West Augusta are particularly desirable due to their proximity to amenities, universities, and employment centers.In terms of your preferred strategies, it would be helpful to know what type of lending you plan to use.

Depends on their health and any desire they may have to simplify.

Harvest is a good market and desirable for renters.

Then can decide for whatever reason not to fund the loan and keep that engagement fee.

If a single-family owner-occupied property is worth $400,000 - I wouldn't invest more than $280,000 (70%) in a note secured by the property.ITV takes priority over desired yield - so even if the note discounts to $350,000 based on desired yield, the investor still won't go beyond their maximum ITV. 

I have no desire to be part of any lawsuit or liquidation event.

1. If you had $50K in a Self direct IRA how would you leverage that to yield short and long term dividends? 2. Do you know of any HML are non recourse in San Antonio? Thanks!