If I formed a company to do this, could this even be considered "Private" lending anymore since it would technically be the Company doing the lending and not my private individual self?

Hey BP I'm currently  negotiating a pre foreclosure seller is highly motivated.

I am looking for any advice, leads on motivated buyers, realtors in the area who work with wholesalers, and possibly a partnership with anyone in the areas to get some deals done. 

They are "motivated" sellers. 

Seller is not motivated.

OK, so I know people talk about this all the time and everyone has their own opinions, but two separate individuals that I highly respect in the real estate field told me that mortgage rates are going up by the end of next week.

Also, if your buyers are taking a long time to make a decision they probably aren't very motivated.

the standard for 1031 is that you must have purchased the property with the intent of  holding  for productive investment use. 

You may be able to find a private money individual who can move a little faster but there are a couple other parties outside of the lender that also cause delays.

Also, a home equity line of credit is a different product than a home equity loan.