The convenience of being able to pop in and view a house I just drove past is worth much more than any costs.

Leaning toward the 203k, maybe  less pressure to complete in a shorter period, as I will be living there in the SFH.

Not for friends, not for family, not for declawed kitty cats you find behind the convenience store who have the lonleliest eyes...Nobody.

We still have tenants in the property and we will need to schedule walk throughs when it is convenient for them.

I was initially quoted 250k to get the whole building in high end rentable order, but we don’t want to borrow so much extra money so now the quote is 150k for the whole building including full electrical and plumbing and new floors on the top two levels (the current floors are old cracked laminated tile on a plywood sub floor that is leaning into the center of the building).

Really helpful and convenient for me! 

Personally I am leaning towards going direct to banks and then I can package them together, if I want to, to others to buy. 

However, sellers are more likely to accept terms if they are more convenient.

The key to making a 1031 work is you either have to receive a certificate of non-withholding from the IRS (which takes 90-120 days) or you do a simultaneous exchange which means you have to have both sale and purchase lined up to close within a day or two or each other.Not real convenient but much better than having $45 or $50K withheld.

.- Dont forget that at the end of the day HMLs while convenient and are great for certain uses are nevertheless usually short term loans, are more expensive than conventional loans, and HAVE TO BE PAID BACK.Best wishes.