I was able to use a combination of heloc and private loan to buy and rehab this property.

You might try a combination of HML and your private money lender.

With multiple tenants you are all on the deed as tenants owning a % interest in a particular piece of real estate.Any tenant has the option of doing a 1031, taking the cash, doing a partial 1031, or combining their 1031 with the other tenants.While changes in entity immediately prior to a sale and 1031, it is a very common practice to complete the 1031 exchange with the purchase of the replacement property and then change the entity structure to reflect ongoing goals/strategy. 

Or you may decide to stay together and combine all three again as one exchange. 

I have combined this with a tankless propane water heater and found that everything works together nicely even in extremely cold northern Maine. 

But 50k it self isn't  much unless you combined it with other things.For example you buy house (hard money, partnership, something) and then you used the 50k for rehab.... that could work and is what people often do.

@Zack Karp My credit score is 750+ my wife and I make over 6 figures combined.

I ended up with a sailboat to live on courtesy of combining sec 121 and 1031 (www.the1031investor.com).You can be Eyore or you can be Pooh. 

If it’s a gut job, then I usually go semi modern with new materials.Keys is to stick to one theme throughout and work within he same color pallet.

Eventho it's the same person I would use 2 leases.. you are adding liability if you combine both units to 1 lease