By that I mean the very real work of enhancing the value of a property through management, something I believe all on this site are aware of.

Purchase price: $180,000 Sale price: $230,000 Single family home investment, with rehabilitation & enhancement.

HELOCs have a couple of different flavors to them and running them through a lender might be helpful.

@Sherrell Echols  mineral rights in my area enhance the value of properties but we don't typically appraise for them separately or figure them into the loan or lending decision.  

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The darker color will enhance the modern feel of the deck.just my 2 cents.

100 year floodplain that's 44' deep isn't a reason to discount a property as potentially profitable.Enhance your location, don't leech off of others already enhanced location.

While investing directly into real estate will give you a better return initially, if you funnel the same amount through a life insurance first and borrow it to reinvest in the same real estate deals, on the long term, your return will be enhanced by this process.

You can lower the rent or enhance the property to be better than the competition.

Deferred maintenance usually gets more expensive with time, and it's not always the gradual process you're hoping for.)Your dad can avoid paying any capital gains if he does the 1031 and purchases the correct amount of replacement property, and he can diversify as well into different geographies and asset classes- residential rentals, commercial of all flavors, land, farms, whatever.