I think I'm about $300 away from making it work and be beneficial, and that extra will probably get covered in seasonal months but hard to know for sure, we're starting with a conservative estimate to be safe.

I bet Auction.com will relist it later. 

Those are usually your best bet.

I have a general strategy question and I’d love to hear from those of you with way more experience than myself… I have a single-family rental I want to pull my equity out of… I had planned to 1031 into a better market...

Your best bet would be to network with other investors and ask them about their projects and budgets and go from there. 

This was based on case law of lawsuits filed by both private parties and the SEC, and judicial decisions and court rulings in various district courts.To make things more concrete for private issuers, the SEC instituted “safe harbor” rules centered around Regulation D section 504, 505 and 506.

you are right, the safe way is the right way.

I bet any of you can offer some kind of guidance here and it will definitely help me - good, bad, or ugly. 

I’ve done some Google searches, but the results have typically only been education versus what actual lenders exist.Also, what questions can I ask to better ensure a low/no-doc loaner is safe and reliable?

If I'm purchasing for you AND have to rent it, you can bet I'm not going to let you buy something that isn't going to rent well.