If it's for their work (say, a mechanic coming straight from work to see the unit), we'll allow that, but we still scrutinize their vehicle.Oh! 

But as far as the mechanics go - a 1031 might be available.

I have already created a list of everything cosmetically, and mechanically that needs to be done with a general price range.  

The mechanics of a reverse exchange can be complicated but in general you may use your exchange account funds or new loans for the construction.  

My wages have currently been cut by%50(auto mechanic) but wife's not affected .No credit card balances or other "bad debit" other than 2 auto payments...

I'm a Mechanical Engineer currently working on my PE, but I want to start investing in real estate.

It needs rehab but mechanicals are good. 

Thank you Aaron, I have used the website before and today, it does not show minor/secondary liens second mortgage, re-finances, and mechanic liens.

SMLLC is your path of least resistance and you can add in other mechanisms later

The mechanics of the deal are not too complicated, although as others have noted you can't advertise the property and then exclude people based on protected class including gender and family status....at least not legally.