@Dave Foster thank you for the breakdown, that makes complete sense.

@Dave Foster please chime in on the two dollar amount conditions, and of course any other thoughts you may have.if you don't transfer enough to satisfy the requirements, the "excess" is considered what as call the "boot" and you just pay taxes on that amount.Just remember, before you start that this track that once you start you kinda need to keep going until you "drop" --- i.e. die. 

@Dave Foster ??

@Jon Taylor, the collaterol for the HELOC was the investment property sold 3 years ago (and 1031'd into 3 DSTs)...that's why I'm concerned it's probably not still available even though the bank is saying it is...I see @Dave Foster 's comment that the bank may not extend once they figure out it's an interest in an entity structure presently...so I am guessing I need to explain to the bank what happened and see what they say... 

Plus we fostered relationships that will be fruitful in the future as we grow and evolve.

collecting $900 a month is $10,800 a year.buying notes through Safeguard Capital Partners at 9% is $27000 to $30,000 a year.You could do a 1031 @Dave Foster ERG company into a passive investment and not have to pay taxes and depreciation. 

Thank you @Dave Foster for your quick response.

Quote from @Dave Foster: @Peter Walther,There's two ways to make this happen.1.

Quote from @Dave Foster: @Stephen E Drew, it's unfortunate that your accountant is so cut and dried about it. 

@Dave Foster Yeah, I remember that happening here, back in the crazy days.