If it gets even close to being hot to the touch, I'll pull the 8/2 and run 6/2.

I'm not going to plan in a month of vacancy every time i turn over tenants, so I'll deal with the slightly hectic 24 hours :)

Thanks for all the input fellas, I'll try to clear some things up that I don't think I explained very well. 

Then research by the numbers 10 markets, then pick your top 3 and concentrate on one of those.

In Rev Proc 2000-37 a safe harbor reverse exchange was codified.I've got another 10,000 ft analysis of the reverse I'll send you to see if that clears things up. 

You can message me anytime and I'll get back to you

I’ll PM you for sure.As an update, one thing we realized is that a HELOC on the property to be flipped (appraised for $85k) would essentially destroy our credit (large loan for a short period, closing out a line of credit after a short period).  

@Jordan Knoll I’ll definitely have to look into that, thanks for the feedback

Feel free to call me anytime, I'll send you a private message if I can with my contact information. 

I'll message you his number.