Mix up the powder according to the directions, put it into weedkiller pump sprayer, and sprayer the walls just until it starts running.

Boric acid - white dry powder - plus no water or any liquid.They will be gone in couple days

@Germain Mopa I have properties in Powder springs.

I'd rather have the dry powder earning 2% in a money market acct ready for an opportunity than cap my ROI at 4.5%. 

The heloc gives you dry powder that doesn't cost you anything until you need it. 

My mother, who lives in Powder Springs, Georgia in the Atlanta area is in need of a bit of help.

Of course a year from now the landscape could be entirely different so it is key to keep your powder dry and options open till then.There are a couple of twists to a 1031 that may allow you to still benefit from one and yet re-position your money to your benefit as well.1. 1031 into an alternative real estate investment.  

Just FYI I'm keeping my powder dry until I'm sure I have everything lined up to buy.

Can anyone recommend a good investor friendly contractor in the Powder Springs area? 

Some details:Purchase: $45,000Rehab: $40,000 (This includes 15% unexpected cost)ARV: $150,000Annual Taxes: $4,000Rehab is scheduled to be 8 weeks, which includes kitchen, bathroom, add powder room, build deck, finish basement, refinish floors, paint, landscaping and a few other items.