Others might stumble across this post so I'll address a couple of things for the others who might be here and then provide some solutions here as well.Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).

But I guess I would be gambling on speculation and that’s not a wise move. 

Cherie:You have a great problem here with lots of (good) options.First of all, not many people recognize what you seem to be intuitively finding here. 

I recognize you can drive in the linens from Costco or Target but me personally i dont like my towels to be mismatched after utilizing them and restocking them so i dont want to always by and ship in or drive in.

it's a real gamble, especially right now with so much demand driving auctions up.

But I recognize this isn't where my strong point is right now and I'm spending my time continuing to build relationships and making sure I can execute the rehab and flip/rental end of the deal.

In this case, it is probably best for them to list with an agent instead of sell to you.When you recognize this, refer them to your real estate agent and have them list their property.

when you don't turn in a list your exchange dies at day 46, you get your proceeds back and your gain is recognized. 

You can definitely do this yourself, but recognize that there's a risk associated with doing so. 

It seems like a big gamble to guess at which option is more secure.