If the bank call the loan generally speaking your not going to negotiate any type of continuance of the loan. so you have your 4 choices.1. sell pay off loan2. write a check  ( its how we handled the 200 plus sub toos we did)3. refi 4. deed back to seller Yea that's what I was thinking - we are realtors by trade and invest on the side.

So I’m thinking to 1031 one of my rentals to trade up.

Most of the largest cities in the Midwest, includingChicago, Detroit, Indianapolis and Minneapolis, rank in the middle of the pack.Geographic and infrastructure advantages support leasing by small manufacturingand distribution tenants in these locations.However, limited population growth, or in some casespopulation losses, result in less robust leasing among smaller tenants in localconstruction trades.

However, as the owner you still need to spend more than 50% of personal services and more than 750 hours on the real estate business on your own.Alternatively, short-term rentals are generally treated as active business income and therefore are eligible to offset w-2 income.Navigating the Real Estate Professional Rules"When measuring material participation, a married taxpayer is required to count any hours performed by his or her spouse, even if the spouse does not own an interest in the business or if no joint return is filed.32 While this rule is advantageous because it makes it more likely the taxpayer materially participates in the real property trade or business, it is a trap for the unwary in the real estate professional context, as discussed below in Step 3.""

I'd like to plan a lot of the build myself but also looking for experienced contractors (architects and other trades) who can help with it.

While demolition costs are nondeductible, a taxpayer may claim a loss deduction when the depreciable business property is retired from use in a trade or business or from use in the production of income.I would strongly advice talking with a real estate focused accountant here to help guide you.

If this property is trading at an in-place 6% cap, and debt is being quoted at 7%, is it detrimental to your returns to go in with any debt at acquisition.  

*Due to my job, I have access to some brilliant people as well as trades people all across the board and will also have a broker's license. 

Will trade golf lessons for mentoring 😁

Yeah to be honest.. similar to a LTR. once the systems are setup in regards to documents, listings, cleaners, handymen, trades etc.