And these are college kids, which means they are kind of not the most responsible people.

If you want 25, $100k houses, then you will have to look to the Midwest for those kinds of prices. 

If you're going to ask the question in a public forum you're opening yourself up to all kinds of nastiness from the IRS. 

I thought it just had to be a like kind exchange? 

Kind of in an accelerated research mode but I hope to have my first deal within 90 days and another 1 or 2 before the end of the year.I have reached out to (or will soon) several of the people that have responded to you already.

Can I ask a regular institution to provide this kind of loan?

At least, not this kind of business.  

I would be interested to hear what kind of CoC results you are seeing with the deals you have been getting. 

You would have to be willing to offer some kind of commission for the realtor. 

That's very kind.- Okay, let's assume they do that, not sure why, but let's prentend they do that and gift $17,000 in equity to the buyer, so he can come back and buy more. - The lender is wanting to see either a list of improvements including receipts and lien waivers for the new appraisal of $67,000 to justify the higher price and/or they will require 6 month of seasoning.- If someone knows how to buy, appraise and refi in 30 days, please let me know how.