But if I'm using private money to fund it as a "cash deal" then I wouldn't pay as much as I would if I were going to closing with traditional mortgage funds, right?

@Jason DiClemente if you're serious about your offer, please private message me and I will happily send you the details I have as of now and you can make your decision. 

Please feel free to send me private messages if you prefer. 

I was able to pick this one up from a private seller who I tracked down via delinquent  tax liens.Keeping the property does align with my goal of purchasing  2,500 cash flowing units in the next 5 years.

Hi @Jeremy Klein (and everyone else), Sorry, I am late to the conversation!

If your intent was to hold the property for productive use and you can demonstrate that wit past practice, documentation of conversations with your professionals, rental agreements, actual rent, etc then you could indeed do a 1031 because your intent was to hold and something external changed that intent.And the unsolicited offer is the gold standard of something that can change your intent. 

Those banks tend to lend though in only states where they have locations.The conversion rate used to be in Canada's favor years back but has swung the other way so it's harder to invest in the U.S. for return.I have had some Canadian clients in the past for commercial retail.

I'm not sure exactly how these introductions are supposed to be formatted, but I'm very social and I love meeting new people, especially anyone who can entertain my real estate investment conversations!

I have access to about 20k in reserves for any unexpected issues. i was thinking of using private money to fund the rehab and refinance the property.

There could be private, subsidized, Stafford, federal,  what have you, all at different rates.