Some parcels are actually worth as much or more after the credits are clipped as before. 

Personally I question whether the "extras" on policies like Proper's are worth the extra price. 

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.

New construction, fully decked out on the design and amenities. purchase price 785K, 40K in seller credits, 120-140k gross rental projections What made you interested in investing in this type of deal?

intrest free credit cards and cash How did you add value to the deal?

Of course most GPs have personally put in money to keep the deals from sinking.

I tried to create rapport with the owner over the phone but waited to present my real agenda only in person.   

I dont know Nathan personally..

I’m not a former IRS person.

Just be mindful that you can't 1031 a personal residence but it might be eligible for capital gain exclusion from section 121.