I have been using a HELOC (8.3% interest rate) for Mortgage notes to make 10-12%.

Not using a real back is nuts.

Using a Gmail account as a financial institution.

Thanks everyone, I like doing comps to learn :) just wanted to check what others were using as well.

Tschida, using a 1031 exchange if you sell one of your rentals  - yes definitely. 

Hi, I am a landlord using a property management company for one time placement and not ongoing management.

However, you should be able to refinance using a DSCR loan with a 1007, even without an existing lease in place.

Since I am not using a lender during the escrow process, what are the checklist of things to consider once a property is under contract?

Have you tried using a business line of credit in the past at all? 

To make the 1031 exchange work, make sure the new property is in the LLC's name, follow all the rules, like using a qualified intermediary, and pick suitable replacement properties in time.