You will pay tax on that difference or cash but shelter the rest of your gain in the 1031.So that opens up other possibilities of doing a partial exchange and paying off some high interest debt but using the 1031 to shelter the rest off the gain. 

If you're open to working remotely, there are a few of us here on BP who specialize in real estate and work with clients nationwide.Shop around, speak to a few, and see who's a good fit for you.Best of luck!

I'm currently looking in the Sans Succi, Anderson, and Powdersville areas but open to others if numbers work.

If probate drags on there may some appreciation for the time in between opening and closing probate. 

I use any rental income to pay for utilities, business expenses pertaining to the house, etc.I plan to open a new bank account for the Philly house for expenses/income but can it be the bank I use here, or has to have a Philly location? 

It's also better for flooding and water quality if we keep our floodplains open. 

We will either refinance or open a HELOC to facilitate future deals.

The door... not at all.Generally speaking, a deck is added for enjoyment and not value as the cost to build (especially if opening up a wall) outweighs the added value.

You could also see if your buddy would be open to joining you in fixing the house up and selling it together ARV and splitting the profit.

You'll have more options if you a trying to BRRRR since that will allow you to create equity and refinance out a private lender quickly.Small multi family: This would open up the doors to house hacking and allow you to get owner occupied financing which will require much less down when compared to a non-owner occupied.