For the down payment I can sell stocks and pay cap gains, (which I don't really want to do) or cash out refi our 1) primary or 2) long term rental (or 3) Both).

I want to also help others how to gain and have homeownership once I have a home.  

If so, would we only pay capital gains on the $57K ($180K-$123K)?

I can't lose valuable time by waiting for 100% completion. 

I use a scoring system that helps me get the top application identified, and I concentrate on that one until they prove themselves out or not.My applicants gain points for holding the job for a year or more, lose points if they have held it 3 months or less, gain points for having lived in the community for five years (to me low risk is they have been commuting, but moving to commute often backfires in my area), etc. 

In my case it was a tiny portion at the edge of the property and had little effect on me.Yet another possibility is that this garden and the encroachment has been there for some years and the neighbors may have gained possession of part of the property via adverse possession.  

One of the ways Seller Financing can be most valuable is if you can get the Seller to agree to either an A) low interest rate, B) low down payment, C) flexible timeline options (no interest for a certain period, payment once you get other deals in the pipeline, things like that).

If this is the case, would you still be subject to the state capitol gains tax.

This way, you can have a small equity security blanket if the market shifts, and/or sell the property for a nice gain if the market continues to appreciate. 

It is used to make a quick assumption on a property and can be valuable when an investor wants to do a quick look at multiple properties without knowing a lot about the details of those properties.As I noted in my response, better companies, doing better renovations and offering a higher standard of management, will be successful at holding down those costs over time and may even be closer to 40%.