But both this and the HELOC alternative would translate into 100% financing and I doubt you'll find such good deals that would cash flow nicely at 100% financing.

The distinction is based on how your management decissions translates to your biottom line.   

NOw of course they could alter or fudge but you hope people are being honest and that's why you want to use brokers in this scenario they have ficuciary and license to protect.

If you're not seeing smoking deals for similar properties, maybe they aren't all that common in your area and you need to alter your hopes/expectations.Good luck,

They may have some creative solutions to meet alter the stair configuration. 

Tenant shall not paint, paper or otherwise redecorate or make alterations to the Property without the prior written consent of the Landlord.

If it's considered to be a community property - there is no issue whatsoever with the exchange, as long as the trust you're setting is of a "grantor's trust" variety - another question to ask the lawyer.Even if it's a separate property, I do not see any issue with the exchange, because in the eyes of the IRS the two of you are just one taxpayer, and the trust is just your alter ego.I'm confused why the exchange company is fussy.

Unicorn....The real translation is "I'm dead broke or close to and I want to be a millionaire by buying real estate....how do I do it?".....

You need a plan if you wish to leave in 3 years how to translate to more fixed income funds.

With over 15 years experience working in other people's homes (& a major renovation of my own) I saw the potential for these skills to translate well to REI.