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. 

The basements must be dry, foundations sound. 

Let dry.

I checked Craigslist, Facebook groups, and came up dry.

Unfortunately, you're probably reading that MFH are dried up right now and it's true- you'd have to dig dig dig to find a motivated seller and use some more creative techniques to find the right property.

The MF has really dried up even since then.

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.  

Account Closed  I have two defaults right now in Indiana on land contracts that I carried backone is cut and dry bought it in Feb paid 4 payments and dissappeared we stil have to post in the paper etc. will cost about 1k to get it cleared up.the other the person has been there 3 years and it depends on the amount of equity if they can claim enough equity then its a full blown foreclosureI will do cash for keys for that one.. try to bluff them out..

Regarding Ice melt, preorder it and store securely (in dry spot) on-site for contractor to save on costs.