The ones that build out great companies build the skills, then they teach the skills to people to set calls for them, go to appointments for them and they continue to build out their company as a marketing/sales operation that is more fluid to create more revenue. 

Post Dodd Frank sellers have continued the same bad practice of selling houses to occupants with financing at selling prices that are way high, can't be justified via any type of 3rd party valuation (appraisal, zestimate, tax value, even recent sales in the same area).   

Most of what we see now for underlying debt has the due on sale clause.

Used your HELOC to fund the down payment on a second property if the right opportunity presents, otherwise those returns wouldn’t be juicy enough for me to take on more debt for the sake of scaling if you’re buying at retail. 

SIH has some marketing gimmick with the Real Estate Guys where they bus unsuspecting retail customers around to the sites to see home being built.

To defer all tax you must purchase in total at least as much as your net sale.

But you have to purchase new investment property of at least as much as your net sale to avoid tax. 

You don't mention if that's the case, but I thought I'd bring it up.You also won't be able to recognize any loss on the sale if that's the case.

Your net gain is your net sale, minus your adjust cost basis.

It means that you, as the purchaser, cannot close on the purchase of the property until (subject to the terms of the contract) the seller identifies a new asset to acquire with the proceeds of the sale.