I have a rental property that I am rehabbing to put it on the market to rent.

I suspect, if you plan to hold the property long term, they actually are worth the cost. 

Quote from @Steve Hiltabiddle: Hey Lenders,  I'm going through my first default process on a private loan for an investment property and I've done so with the assistance of an Attorney. 

I know cash flow is tough to come by right now, even harder when adding in the HELOC to the DS, so I'm curious about what it would take to refinance a property on closing day?

@Arron Paulino where are the properties located?

Purchase price: $55,000 Cash invested: $60,000 Sale price: $245,000 Property is on the market right now.

They have a guarantor but her monthly income is not 3X my rental amount either.I use RentRedi to manage my properties and they recommended a company called TheGuarantors.

I'm looking to put together a team of agent, GC, and property manager.

The first 11 properties that I bought were all 100% financed in one way or another. 

I have seen instances where a 1031 exchange was not required such as1) The overall gain from the sale of the investment property was very small or even negative2) The taxpayer had enough passive loss carryforwards to offset the gain.A 1031 exchange is a very powerful tool put it has to make sense before going forward.