We are in Mesa Arizona and looking for any advice possible.

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price). 

Depending upon whether they are a bank or a trust company, custodians are heavily regulated by the IRS, DOL, possibly the FDIC, State Banking Commissioner, and maybe the Comptroller of the Currency.

Possibly one you have a relationship with. 

I would just recommend renting their modem so you are always receiving the highest speed possible.   

Be as conservative as possible. 

It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

Deals like this are absolutely achievable with the right knowledge and approach.Imagine what could be possible for YOU in 2025.

Whenever possible I attend the inspection and follow the inspector as he conducts the inspection and ask him questions during the process.

. - We always recommend buying your first rental locally if possible and DIY managing to learn as much as possible before investing OOS.2) Lots of crooks and incompetents in the PMC world:( They both cost you money.- As already stated, you'll have a small portfolio.