In a few states, any licensed dealer can apply for a "lost title", and many many higher dollar single section homes magically appear "from out of nowhere" in those states, usually because of unpaid taxes in some other state.BP is a valuable resource, but it has its frustrations.

However, if you're acting as a "dealer" (if you flip houses) and you file your gains on your schedule C you will want to set up your 1031 business in LLC's so as not to confuse a $75,000 a year IRS auditor.For me personally, I would 1031 everything and never touch the money. 

@Matthew Irish-JonesGood Morning Matthew. 

I held a dealers licence and bought and sold over 30 vehicles in the past 4 years.

@Matthew Irish-Jones All great questions, Matthew.

@Matthew Irish-Jones haven’t checked BP in a long time, but man this was presumptuous of you.

For the first several months I was there every day, kicking in doors, running off drug dealers. 

@Matthew Irish-Jones on a refi I’m not too familiar with the difference between the two

Walmart does not play middle man.Even in the auto industry  the manufacturer does floor the vehicles for their dealers but they charge interest on that .. 

In §453 of the tax code, a dealer disposition is defined as "Any disposition of real property which is held by the taxpayer for sale to customers in the ordinary course of the taxpayer’s trade or business."