I don't see them showing up or paying any of the back rent that's due to become current if they wanted to stay.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

That being said, your typical cost of capital is as follows:EquityAgency debtBalance Sheet local lenderDebt FundPrivate DebtPref EquityHard Money DebtBookie/Loan SharkOther things that will impact capital sources: are you wanting to finance the improvements, or will you pay for those from equity/cash flow?  

I can pay some va's 400 to make 1,000 callls per week.

Step 2- close and start rehab-- would need to pay holding cost during rehab?

Section 8 refers to a voucher that some people use to pay for their housing.

And I would love some passive income or at least someone to pay my mortgage until we can pay it off maybe.

You have to put more money down and pay a higher interest rate and is limited to only 2% IPC.

One lesson I’ve learned so far is that patience and thorough due diligence always pay off, whether it’s with property acquisitions or selecting the right team to work with.I’d love to hear more about your journey and what areas of real estate you’re looking to focus on.

Personally, If I could pull out a HELOC, I would use it to fix and flip which will typically make sense as you shouldnt be keeping the money out for that long and you can recycle it or pay it back and build off the capital that you got from. the flip.