I think this blow puts me too low for a Heloc which is frustrating.

And that by itself could blow up your exchange.The cost for a QI like us to do your 1031 exchange is very small - especially considering al of the other issues you have going with this sale.The QI does have to be in place prior to the sale of the old property.  1.

I always tell my clients that anything you buy in Columbus OH now will blow up and appreciate like crazy because of the continuous growth in this market.

Agents advocating waived inspections blows my mind unless your client is a contractor themselves.

Now it should cost an arm and a leg, but I wouldn't necessarily go for Joe blow, "I'll do it for $200" either, or you'll be getting a call in about four months because all the refrigerant has run out your lines.Is it one outdoor unit and 2-3 heads?

What always blows my mind is you are making a six figure investment.

Examples are blowing out a load bearing wall, rewire, coffered ceilings, reworking drains amongst other things.

Maybe the roof blows off in a storm before the end of its service life and all of the roofers are charging double and triple rates, and if you don't replace it the rain will come in and destroy your ceilings and your renters will leave and you will not have anyone as a customer for your business because the interior is destroyed. 

Not to mention EPIC UNIVERSE in 2025 which will blow the roof off this market. 

You are building a plan on paper and paper can burn or blow away.