So even though it is more difficult to find lucrative cash flow ROI these days, the 1031 lets's you upgrade into a much higher blended IRR return. 

I personally want a blend of both in my portfolio.

Many investors choose to begin blending property loans with commercial lenders at some point as they grow. 

If it was a "great deal in a hot area" before, $1,600 would not be enough to sway me, personally.Also, part of my construction business in South Dakota happens to be seamless gutter installation...$1,600 seems like a lot to re-route some downspouts (though there are certain scenarios where it could be accurate). 

@Dave Meyer I subscribe to a lot of research as well as local sources, plus track how my team is doing in the market - for example how many offers per listing and then blend that all toghether for my monthly market update (BTW your great work is also an important reference point for me).

Even with my blended private money rate avg of 5.4% I can cf with a .7% deal, too.  

The process to get the money transferred was pretty seamless and was relatively quick.

As a daughter who went to a little bit of college, I think a good idea would be a blend of options 1 & 3.

There are several steps you should take to make this process as seamless as possible for both parties involved.

A good real estate investment attorney makes the process seamless—in the end saving you time and money and avoiding complications down the road.You might need a real estate investment attorney if you are a) New to real estate and/or real estate investment.b) Your real estate investment deal is complicated c) Your financing is coming outside of a traditional bank loan d) If the sale is a short sale or foreclosuree) You need help negotiating a contract, concessions, or other aspects of the deal.f) You want advice on Tax implications.Of course there are many more reasons that I haven't listed it here.