My last trip out I went by some of the product and while the area is really cool I think quite attractive the lots very large and the homes pretty large.. the build quality for 900 to 1.3 or so was just about what we would see for starter production stuff out our way..

JVs will almost always be far more productive than VAs.

Given your expertise as a contractor, you might find an investor willing to fund the rehab in exchange for a profit share or interest on the loan.Cash-Out Refinance:If you own other investment properties, consider a cash-out refinance to pull equity from those properties to fund the rehab.I work for Aslan Home Lending and we have a HUGE variety of loan products, including the ones mentioned above.

A paper trail allowing them to see what work was done while also seeing who did the work will deliver more polished products and accountability from all parties.

In order to qualify for a 1031 you must have purchased that property intending to hold for productive use. 

I can help you explore various loan products that suit your needs and maximize your returns.Please feel free to reach out to set up a time to discuss this further.

@Jaekwan Lee I wouldn't get too stuck on which loan product to use.

They say that products can be copied but culture can not and you will find that Mark's community is the top and they are truly engaged.So how did it work out for me? 

It may limit the amount of lenders ability to help you find the product.

It's a portfolio product with a local bank.