I they accepted an offer of $118K from my brother but since he couldn't get the loan, we're starting over.

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

It sounds like you may be a better fit for a smaller operation that still offers guided tours.

I highly recommend a book called Foreclosures Unlocked by Matthew Tortoriello and Kevin Shippee.  

I’m drawn to the endless opportunities the Texas market offers and am committed to building my knowledge and skills to make smart, strategic investments.Right now, I’m focused on understanding the basics—everything from evaluating properties and navigating financing to learning about the unique aspects of the Texas real estate market.

The one I am speaking with currently has not offered up any sort of contract so I am taking the lead on preparing something.  

I’d appreciate any input you can offer on everything from financing to construction challenges.

That happened we made the deal and not 6 months later I get an offer for 950k all cash from a developer doing a land assemblage..

The Heloc can also pose as a debt obstacle since its an open end mortgage a.k.a credit card.a mortgage is also set up over 30 years so it offers a lower rate and payment.