Where do you want to be geographically, involved as work, and in what cash flow position.Your situation is as unique as you are and there are 1031 applications that can reach exactly where you want to be and help you get there.  

He is selling it for a fraction of the price and is offering seller financing with a significant down payment and would prefer a cash deal.This is a deal I really want to close on; Is it possible to acquire the property in full with hard money and do a cash out refinance to repay the HML?

For instance could I get a HML for this type of strategy because I have the intent to cash out refinance within 6-12 months and repay the lender?

@Brad Chandler  contractors are one of the toughest parts of this business and it is not unique to our area.

They come with the unique risk of the special assessment (When you need to replace a roof on a SFH, is that any different?)

Usually for unique, high dollar properties or grouped with other property sales in a given auction event. 

Start posting unique content on your blog that can then be shared out to the various social platforms. 1 piece of good content with an attractive title can feed your other platforms and bring people back to your website.

Exit Strategy: (how will our loan be paid off) Purpose for Loan: Project currently generates enough income at $65.2K per month with an average rent of $850 per unit 75 units will debt service to repay a $17.6K mortgage, $30K for taxes and insurance per month and approximately $10k per month reserve fund while still being profitable at $23K monthly for new owners long term hold strategy.

Our experience gives us a unique position that allows us to look at a property and easily determine how much work and money is needed to bring a property to market.

There are many circumstances where high stakes, or unique situations, create a need for fast funding loans.