I've received mixed opinions on this area from it being not a great area to it being a mixture of owner occupied and rentals, which I think is good.

(buying for cash flow)I'm a seasoned investor in Indianapolis and own many properties here already.Likelihood is i will need to purchase properties within the 40-80k range and may have to do multiple deals in the short amount of time to get the full benefit of the 1031 without paying capital gains taxes.I understand that i can do a mixture of cash purchases (having about 150k of equity mix of original funds and appreciation) and a mixture of loans (going to be needed to hit 285k total)My questions:Are there lenders that can help me with this situation?

back in my youth I ran a cleaning service called cobwebs to carpets, as the name implied we specialized in cleaning cobwebs off vaulted ceilings ( with pop corn ceiling) and high traffic areas or whole house carpet cleaning. 

Hopefully, a mixture of time and dedication will help everyone overcome their obstacles. 

While it's true you only get to deduct $3000 worth of capital losses each year, there is at least no tax to pay and no payments/interest on the HELOC to pay either.You're essentially taking a non performing asset and investing it in something that hopefully performs better.If you've got a mixture of stocks that are at a loss and at a gain, see if you can sell enough of each (in the same calendar year) to get as close to $0 Net Gain and you've actually got the ideal scenario. 

I think best would be a good mixture of both leverage properties and cash. 

Gurus are helping newbies eat their seed corn.

Window wells shall be designed for proper drainage by connecting to the building’s foundation drainage system required by Section R405.1 or by an approved alternative method.Exception: A drainage system for window wells is not required when the foundation is on well-drained soil or sand-gravel mixture soils according to the United Soil Classification System, Group I Soils, as detailed in Table R405.1.R310.3 Bulkhead enclosures.

Window wells shall be designed for proper drainage by connecting to the building’s foundation drainage system required by Section R405.1 or by an approved alternative method.Exception: A drainage system for window wells is not required when the foundation is on well-drained soil or sand-gravel mixture soils according to the United Soil Classification System, Group I Soils, as detailed in Table R405.1.R310.3 Bulkhead enclosures.

I am a commercial apple grower and I rent out any empty land to corn and beans.