However, I know someone personally who had his loan called due so it's a gamble you have to be comfortable with. 

Interest rates are low, inflation is high and prices in most markets are expected to increase at a higher rate than normal over the next 1-3 years.

@Aaron Lane you are pretty much going through the normal growing pains of a flipper. 

  * For residential after 6 months then they could do a cash-out refinance up to 75% based on fannie mae / freddie mac guidelinesAre these normal restrictions? 

The demands of the job prevents them from bouncing out for extended periods of time, but 3 day weekends are very normal.   

:P And here's why you can find your HELOC by looking for places NOT advertising 1st position 30yf mortgages [it's related to COVID-19, of course]:To be blunt/crass, a lot of the banks that did both HELOCs and 1st position have taken note that Uncle Sam is still paying a substantially higher profit margin than is normal for a 30yf 1st position mortgage (the "bond buying program," if you want to google).

For our listings we normally focus more on the interior photo quality, and we sometimes do video walk throughs, etc.

And looking into some new building innovation to potentially do some build to rent locally and in other locations at a really low price that I should be able to basically BRRRR each one but as a new construction at a low build cost instead of the Rehab, but will still appraise at normal housing prices so I should be able to refi right out of them with $0 money left in them.

If 1031 is not viable, then i would assume that i'll be just be taxed on the Net $5,500.Would this be just treated as normal income rather than capital gain?

Our construction general manager on our team is advising us against doing this right now, unless you are ready for longer than normal construction times and higher costs.My opinion is to look for value add if you can.