@Dave Foster will be along in the morning and explain everything.

Best bet would be to get hold of Dave Foster on BP as he is a QI and has been very good about advice.This is an important piece - a good QI protects you from violating the essence of the 1031 which is you defer gains by never, ever, touching any bit of the proceeds from the sale. 

I found both deals driving for dollars and fostered the relationship and did the negotiating for both deals in a market that is difficult to find cash flowing rental properties.

@Jason Foster - yes typically the 30yr will offer the better IRR as it's less out of your pocket.  

@Todd Foster So the lien is about 12,000 at least 6months is needed to pay it off.

@Cheryl Foster @Provi Hall It is a bit difficult to get good internet advice on getting an FHA renovation loan for an investment property.

I just wanted to give a quick shout out on here to @Dave Foster. 

What do you know about Independent living, Foster care age-out renters?

(we have cash as well to put as down payments and finance)  We've already talked to Dave Foster on these forums to use his company.I've been throwing out aggressive offers 10% over asking, 50k over asking on mutifamiles, and even one that said I would beat all other offers by $1k.

@Dave Foster