@Ryan Yu, a cash out refinance after a 1031 exchange can be a powerful tool to make your 1031 simple. 

He is going to give me power of attorney to handle it... any tips?

Look for properties with high tension power lines over it.  

You really want to be dealing directly with the mother, or a person with Power of Attorney.

Let's jump right in.The Power of Short-Term Rental Tax Strategy:Short-term rentals offer a unique opportunity to offset your W2 income with real estate losses, thanks to an increasingly popular STR tax loophole.

I'd only look at land that's at least connected to water and power and already has a septic plan in place.

There were about 25 irritated people in there because the power kicked out and nobody left had cash.

Currently I had borrowed 12.5k to consolidate credit card debt and I can borrow up to 23k. 2) Would it be wise to roll this into my home mortgage so I can get the tax break for the interest and allow for more borrowing power from a credit union?

Many jurisdictions will not record a subdivision plat until you've put in (or bonded) the infrastructure (power, sewer, water, roads, etc). 

It is a very simplistic way to get people to understand the power of investing.