The housing stock in Belgrade is fabulous and I've been hearing more and more form my northern and western european friends that they are loving to travel to Belgrade for discounted specialized medical care and/or a generally lovely holiday. 

Can anyone recommend a bank with decent terms for a non OO HELOC? 

The key that qualifies property for 1031 treatment is the actual sale of real estate and purchase of actual real estate.This is where the fund will not be available because you are probably not purchasing a tenant in common interest in the real estate itself. 

The second, is that I want to build a non-profit business dedicated to the housing and rehabilitation of homeless veterans. 

There were 2 separate individual (non-connected) houses on the lot.

Non-required, cheap insurance is worth having. 

So Cal has a broad based economy, perfect year round weather, amusement parks, sporting events, universities, world class medical care, etc.

A few things to consider:R-2 will help, but depending on your current lot, some characteristics may still be "non-conforming" -- i.e. parking, density, setbacks, etc...

Also, if the IRA is the buyer the loan must be non-recourse, you can't use conventional financing because personal guarantee is not allowed. 

Ben Davis the problem with 2-50 units is economy of scale but most importantly until you get over a million dollar loan size you can’t get Agency debt which is non recourse.