If you can increase an additional $200-250/unit that might be something to consider.

So yes, ripping massive tax benefits of a 1031 exchange down the road is certainly a very attractive possibility.

While you save, home prices could continue increasing too.There's always opportunity cost with buying today or waiting but I recommend doing what's best for you.

. :-)First - How can the price just suddenly increase from $100k to $125k?

High interest rates reduce buyers and increase demand. 

They are happy to have their blocks cleaned up, happy to have their home values increase when we sell, and the property owner who I cold-called initially made some dough. 

I tackled the tenant issues head-on, sorted out maintenance problems, and spruced up the property to make it more attractive.

This increases net commissions. 

I tackled the tenant issues head-on, sorted out maintenance problems, and spruced up the property to make it more attractive.

While many HMLs will not lend to a newbie, the industry is becoming increasingly competitive, so a growing number will. 10% down should not be a lot to ask.As hard money will cost more than your HELOC, you'll need to find a better deal.