And use all of the proceeds from the sale in your purchases you'll defer all tax.This does give you some interesting options because you can allocate those proceeds anyway you want. 

. - that might be a situation where you would want to work with a contractor directly because you would have lots of different options with widely varying costs.

You should fire them right away and talk to an attorney to prevent the loss, but I wouldn't expect much and it could be a waste since a company that does this will not have the money to do anything.When you have just one unit and you are looking for PM companies, your options are the bottom of the barrel because it's not a good use of the big one's time.

This will show you that people have options to go out and pick another house over your place. 

While I’m open to both turn-key and fixer-upper properties, my preference leans slightly toward value-add opportunities where I can improve the property and increase equity or cash flow.That said, I’m also happy to consider turn-key options that provide immediate cash flow if they fit within my investment strategy.

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

If you use the Heloc option and decide to rent it out, don't forget that property (or you) will have to cover both your primary and secondary position notes.I don't personally see Marin being a great mid term market.

TY You have a few different options, but a cashout refi on the free and clear property is probably simplest. 

On the positive side, the price points and rent-to-price ratios in Detroit make it a compelling option compared to California.

The "non conforming" lending options are actually called NonQM (non qualified mortgages).