Given all the uncertaintity with the current pandemic is it too risky to execute a 1031 exchange right now?

Even if you're literate in the numbers, and your development yield shakes out to 7-8% on paper in a supply constrained market with strong demand drivers for your product - you still need the ability to execute.

This is a strategy that my company has executed very successfully in a number of our investments.

Ideas are crap without execution.

For the sake of time, I'm just listing the Fannie Mae rules:In Section B3-3.1-09 of the Fannie Mae Selling Guide (page 366 to be exact) the rules to employment contracts are as follows:Option 1 -- Loan Delivered After Borrower Starts Employment - this means that the lender "sells" it back to Fannie after the customer has started but the customer has not yet been on the job for a normal amount of timeThe lender must obtain an executed copy of the borrower's offer or contract for future employment and anticipated income. 

Read any bank loan doc it will become clear you cannot execute this strategy in our regulated environment.

I also have a good vibe about them. only concern is that they have 4 dogs, 3 of which are American pit bulls that are around 40 pounds each. 1 is a pomeranian.I have a monthly pet fee for each pet ($50 for one and $35 for each thereafter).my thinking was that this fee should more than cover any potential damage I can think of. but I'm still a little weary. should I rent to them?

I just got off the phone with American Home Shield and it sound like they offer more of a cadillac but the cost is $40/month and they charge $125 per call (more than I'm paying).   

The HELOC is easier to execute. 

Most American-made SUVs (and disclosure: I have owned two myself) are not what I would personally refer to as reliable.