It sounds like you would benefit from hiring a real estate agent to represent you.

Owning 75% of a home with no money out of picket is much better than owning 0% of a property :)

I have a rental property that I am rehabbing to put it on the market to rent.

I know cash flow is tough to come by right now, even harder when adding in the HELOC to the DS, so I'm curious about what it would take to refinance a property on closing day?

I am using HML now but it is hard to do a Full BRRRR because at least with the last one I still left $14,000 into the property plus since I tried selling first I had $10,000 in holding costs over the 6 months it took in rehab and 3 months of it sitting unsold on the market until I decided to rent it.

Quote from @Steve Hiltabiddle: Hey Lenders,  I'm going through my first default process on a private loan for an investment property and I've done so with the assistance of an Attorney. 

I'm looking to put together a team of agent, GC, and property manager.

They have a guarantor but her monthly income is not 3X my rental amount either.I use RentRedi to manage my properties and they recommended a company called TheGuarantors.

Awarded the investment property(cabin) with no mortgage and home with $155000 mortgage.

I have seen instances where a 1031 exchange was not required such as1) The overall gain from the sale of the investment property was very small or even negative2) The taxpayer had enough passive loss carryforwards to offset the gain.A 1031 exchange is a very powerful tool put it has to make sense before going forward.