Thank you all.My intent is to use TLBC mostly to save me the time/energy of learning and dealing and researching the various counties.

A veteran cannot obtain a VA and FHA loan at the same time with the intention to live in both as an owner-occupant.

I intentionally did not go in any homes, but simply left the gift with Christmas blessings.

I love it and have no intentions of doing anything else.

I do have every intention of completing it.

I am a 44 year old man with a family and the best of intentions.

But someone who has owned a piece of investment property (even one that accompanied a primary residence with the intent of holding and subsequently does only the minimum necessary to spin that off from a primary residence and intends to buy more property to hold for productive use would stand a good chance of doing a successful 1031.  

I suggest if you get 100%, then throw in some additional collateral showing your best intentions, skin in the game and dealing prudently with non-professional lenders!  

As long as your intent is not to raise capital from passive investors, then that action has nothing to do with an offering.Without the intention of raising capital, even the discussion of a specific investment is not covered by securities law.  

Your intent to repair it doesn't really come into play either.