I used them all as primary homes then moved and rented them out.

The first misconception is that you can declare a property headed onto the market only S8 eligible, refusing to consider traditional applicants.

Demolish existing and add a primary, DADU, ADU or even possibly a four plex.

The HML covered 100% of the $32,500 rehab budget through drawbacks.Refinance: Post-rehab, I refinanced into a primary mortgage, creating 25.5% equity in the property.Future Financing: I plan to leverage the property with a HELOC to access up to $86,000 in capital for future deals.

-> Funding: you can consider as options mortage brokers who can scout/compare the best offers in the market and you can also consider public funding programmes that exists as an incentive to renovate and bring houses to the market, either for tourism or traditional rental.As an example, on the traditional rental there is a funding program ("Arrendamento Acessivel") that funds up to 90% of the project and can be used to cover part of the renovation costs, as well as, part of the purchasing.

Primary issue I see is being priced too high for the current market by a few hundred dollars. 

I have lived in Austin for almost 20 years where I own one house that has been my primary residence for four years now. 

If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

If paying off their primary home is the priority and the tax savings from the 1031 don’t outweigh the boot and logistical constraints, selling outright may be simpler.This post does not create a CPA-Client relationship.

While I am always looking for off-market, as an agent with access to MLS, that's my primary source of looking for deals right now.