It looks like reverse 1031 is better in terms of timeframe.

As long as the source of water is removed, the mold will not return. 3.

fyi - financing an AFH is not as  easy as financing a " regular " investment  property  .....commerical or   special  ADH  loan program  will be needed and   terms will be  higher  

Our inventory is so tight, that the market does not give a discount for condition and without that whats the point of a serveral months long rehab project if you don't create equity.

That's a great book, I think it goes long well The E-Myth by Michael E.

These loans allow buyers to purchase a property “AS IS, WHERE IS”.Renovation loans are available in 30, 20- and 15-year fixed rate terms and can be used to purchase owner occupied, second home and investment properties.By time the renovations are completed, the home needs to be in move-in, live-in condition and conceptually ready to be resold without repair issues.Other Important Items to Know about “Conventional” Renovation LoansMaximum – Minimum Purchase/Upgrade Amounts:Maximum: Limited to 75% of the “after improved” valueOccupancy: Primary, Second Homes, Investment PropertiesRenovation Term:The renovation term for this program is a maximum of 180 days.The Borrower(s) is responsible for the work being completed within the escrow period.

Based on your inputs, I think simplifying to a single management company and starting with a single holding company makes sense and then I will add additional holding companies as my portfolio grows.Nathan - on the $1m in equity per LLC portion, would you split properties up into separate holding companies based on type (e.g. residential, commercial office, commercial ag, etc.) or would you keep multiple property types in the same holding company as long as it's under $1m?

All of the value would be considered long term capital gains and so I was trying to see if I could instead 1031 exchange the proceeds into an investment property which I’ll eventually move into and sell with the primary residence deduction.

In terms of ownership, property can be owned by foreigners via a fideicomiso.   

Using their in house lenders can help substantially with loan terms.