This will continue to drop over time and should be secured correctly."

This will correct over time as more get burned, but until then, spend responsibly. 2) Do not listen to any advice recommending that you enter into a THIRTY YEAR agreement with a bank where you pay them a monthly payment in exchange for primary residence shelter where the only way you can meet the obligations for such a contract over the lifetime of such contract is that you househack, renting out your bedrooms to likely...strangers...until you are dang near Medicare eligible.

Therefore, you likely wouldn't be able to use the 1031 exchange to purchase part ownership in the commercial property LLC.It’s best to consult a 1031 exchange expert or tax advisor to explore your options and ensure you're following the correct rules.

I have called several title companies and attorneys and none of them can lead me in the correct direction.

From what I Have read you just need a special use permit, which if filled out correctly shouldn’t be too hard to get.  

I think @Jeremy Ellis also hit the nail on the head because it’s very important to figure out if that property fits within your current goals and strategy.Thanks so much for the compliment, no one ever spells my name correctly as a result though lol.It would be helpful if we had a couple more inputs such as The current rent is $850/mth (with $100 taken out for a property manager)expenses (i usually have a couple of repairs every year which are on average $1200-$2000)After taxes at this point, I'm not making money but before the increase, it did cash flow How long have you held the property?

 @Matt Leber is absolutely correct. 

Specifying colors, tile, cabinets or anything else in a rehab is directing the borrower.

HELOCS can be helpful if done correctly but personally I like having less debt on my primary residence.

the correct answer is "I'm looking to find the right business that might be interested a retail space [bla bla bla]."