But as long as you receive registration and plates every year it's not real estate so a non-starter for 1031.You don't want to play games with the IRS and renting back to yourself etc - especially when the rules are in your favor anyway. 

So based off this is it possible to show how a cap rate of 8 would mathematically play out?  

There's a reason credit cards can't be used as down payments and the reason is that lenders want you to have skin in the game.

I'm trying to stay a few steps ahead so I can put a long term game plan together. 

I got started a few months ago in the real estate game and I'm looking to connect with other investors. 

Hi @Erich Churchill...welcome to BP and the investing game. 

However, even after being in the game for 5+ years and cutting down costs a lot, for example there is a "Home Depot" warehouse 2 hours away, everything is 50 percent off store price, if not negotiable).

However, more savvy real estate investors will want you to have skin in the game and the ability to pay the loan back.

It’s a numbers game of buying lists or driving for dollars .. taking note of rundown looking homes and sending out thousands of mail pieces and working to convert motivated sellers into selling their home . https://www.marketwatch.com/story/home-flipping-activity-reaches-six-year-high-2018-06-07

are there better ways to show skin in the game for hard money investors?