This implies the higher ratio areas actually produce lower cash flow over long holds.- it does not forecast rent growth or appreciation into the calculation.Those are not areas i desire to invest.  

Some of our deals produce out size returns, but most are in the mid teens.  

. #922-2, pp. 86–95) (noting that upwards of 90% of transactions on the Subject MLS offer buyer agent commissions of exactly 3% during the class period, with the exception of the MARIS MLS consistently offering 2.7%)....Although it is true that a nominal commission of $1 would satisfy Section 2-G-1 and Defendants agree such nominal commission is mandated, Plaintiffs have produced evidence that no transaction within the Subject MLS took place using a nominal commission.

The refi or additional debt of any kind will impact the current performance of your property I'm never a great fan of selling a good producing property - unless I am certain I can improve the overall performance of my portfolio. 

Quote from @Brandon Croucier: 20% down is terrific on land.It’s a non income producing asset which has increased volatility, typically I see 65 LTV max on land as of late.Thank you Brandon!

Those are tiny, tiny obstacles compared to where this process succeeds or fails, and that is with the contracting. 

You can make checking accounts for the deposits but I prefer Savings accounts because it produces more interest that the landlord can keep here in NC ;)

“Inflation is always and everywhere a monetary phenomenon, in the sense that it is and can be produced only by a more rapid increase in the quantity of money than in output.” - Milton FriedmanAgreed Russel. 

As for tiny homes, they aren't considered real property and don't add value to the property.

One idea is to proceed with the 1031x, save on the capital gains, parlay your proceeds into income-producing properties, and capitalize on the low-interest rate offered by these operators.