Awesome story, Bobby, sounds like you've been able to take advantage of 1031 exchanges and scaling up.

So anticipate your $70,000 being about $45,000 unless you are using a 1031 exchange if you sell.  

My goal here is to do a 1031 exchange and claim the single family house as a rental property but i want to live in it in the future.

Perhaps be their private money lender at a lower interest rate than a HML, and in exchange, you will be helping them supervise the project and learn from them.

But then once the rehab and refi is done, it’s handed over to the PM and you just enjoy the cash flow.I like to think that after doing this a few dozen times, I’ll be able to slow down and maybe start 1031 exchanging to upgrade my cash flow every couple years.

Can you 1031 Exchange a Flip?

Find something of value you can provide them, if you can't find anything ask them what they hate doing and offer to do it for free, in exchange for working with them on a deal/seeing their process start to finish.Last option is to just jump in, lots of research is great but sometimes the best lessons are learned from simply going through the process.

Or, if you know you want to keep your money in real estate, and you've been renting it out for a year or more (not the technical IRS rule, but sort the rule of thumb everyone uses), you could use a 1031 exchange to roll the value of the property into new investment properties.

When he texted the "owner" again, they started to get pushy when he said he'd need to see the inside first and would only exchange cash for keys in person. 

Now I am working on a 1031 tax exchange to bring in another 2000 a month.