I am debating if I should do a 1031 exchange, take a equity line of credit, refi at a higher interest rate than my current interest rate and take some equity out or simply sell my investment property.

I am closing one in Charleston next month that is the case.. my agent brought it to me.. to make it work there could be no fee up front .. but we will build 3 750k specs and they will get list backs.. everyone wins.. plus they know we are cash and can close.. you need cash in this end of the business.As for small subdivisions we do those in Oregon.. and its quite cash intensive and credit.. we just wrapping up 23 homes and that took 600k  in cash and 23  300k vertical loans.. so you need someone with the cash up front can let it ride for the 24 months start to finish and has the ability to walk into the bank and borrow 7 million dollars in 6 months.. these are doable but usually takes a person a decade or so to get the experience behind them so that the lender will work with you and the investor or you need your own cash.. 

As an example, if one investor is the 1st to commit, I credit them with giving me the momentum to pursue the deal. 

How does the oversea student have a SSN and credit score? 

*Edit: There may be a way to do this if the seller cooperates with you, I just haven't heard of it.

And never buy new vehicles, use credit cards, or buy that “dream home”.

They have excellent credit and their goal is to get about $200k in capital to deploy for other investments.

You'd have to refinance all those investment properties into commercial financing with the money being lent to your LLC and not to you or appearing on your credit report.

The tenants should pay for the background/credit check. 

Treat BP like a one-credit college course. 4) Get involved in your local REIA.