1031 exchange sounds good in theory, but you need to do it in an area and at a time where there is inventory to choose from because once you identify the three properties, you have to close on one of them which is very difficult in a competitive environment.

Second issue is that it would be really difficult to cash flow, while paying both notes, especially with one lender in second position (which would most likely have a higher rate, plus points to offset their risk.)Now if you got the property under contract for 75% of the market value, which means you would have built in equity, and willing to personally guarantee (full recourse) then yea it may work out.If it's a good enough deal then you could even bring in an equity partner. 50 percent of a great deal is better than 100% of no deal.Cheers! 

Toledo's Lucas County Metropolitan Housing Authority...LMHA which administers the Section 8 program seems to have had a difficult 2016 and 2017 doesn't seem much better.I've been renting to Section 8 for seven years now, I still have my original tenant in fact, and normally I find great satisfaction in renting to good tenants and working with the bureaucracy that comes with a government program...I had 10 properties rented section 8 at one point and have slowly prioritized standard rentals over the program and now am seeing blatant issues with their operations causing me to move away from considering their tenants.Delays in the program: We used to have 5 business day's delay for new-tenant vouchers to be reviewed and processed for inspection but have been going weeks before we hear anything.

The logic here is that it’s far more difficult (and costlier) to evict a nonperforming tenant than it is to screen for a good one.Like @Greg Scott said, see if lowering your asking rent increases the number of applications you receive.

Makes running the numbers a lil more difficult 

I realize I should have done more due diligence, but I trusted RTR, and now I’m in a difficult situation.

It’s difficult with little ones but that was my driving factor.

Those are difficult to come by so I’m keeping my powder dry and investing through my brokerage right now until something pops up.

Most lenders do not offer HELOCs on investment properties, so it may be difficult to find this product. 

I have found that it is difficult enough to get people to call when they should without charging for 'service calls.'