The sale price was 367K so commissions should of been about 22K, but because of the cap on commission, fees, repairs there is only 11k left that can be added to the loan according to escrow.  

We will be adding central air/heat.I wonder if we can enlarge the window .

WPC work OK on level subfloors but there are issues with the denting and it being able to withstand intense heat like in ultra hot climates.Rigidcore gives you the rigidity of the WPC with a little flexiblity, AGAIN stay with a 4mm product with a minimum 12 mil wearlayer(20+ mil is better abd commercially rated) but should have either an AO or Ceramic Bead scratch resistant finish.

@Jim GoebelIf I’ve read correctly, this would not work because once you start to implement the 72t, the original balance cannot be added to (I’d assume cash flow would be adding) or subtracted from other than the draws themselves...if that makes sense...please correct me if I’m wrong.

I'm assuming the 1031 language can be added as an addendum after the property is under contract and the information has been sent to the exchange agent. 

Knowing contractors is also crucial if you are looking at a place where value can be added. 

I currently have a 2 unit, closing on a SFH next week and will be adding more.

The proposed area an addition would be added is where an old deck exists and will need replaced.

Not only will I be adding value to this house but my first investment property will get a better neighborhood comp to use during appraisals.

I am not on the deed currently but could be added if needed.