Did you borrow money from a local bank/credit union for the remainder of the purchase price or did the funds from your 1031 cover all of it? 

No one has x-ray vision to see inside walls or underground, so you should have 10-20% in contingency funds just in case. 

And if they don't deliver, you need a truck and an extra person.  

It actually says “Loans to Partner (or persons related to Partners)”.

For beginning investors the financing is critical, but more experienced buyers rely less on financing because they have other avenues of getting the funds to close.

Also, the government is not even funded so most think they won't get paid for that time anyway.

Almost an impossible way to “get started” as you’re going to need full purchase price in cash on hand or a HML willing to instantly fund you. 

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Where would you find a good mentor to fund the emd and down.

Since hard money eats into profits, consider private lenders, local banks, or partnerships for lower-cost funding.