IN   WA OR CA NV and I THINK AZ  there is no deficiency judgment allowed on a purchase money first loan for owner occ.. so in those states its business as usualI think the more pressing issue is values have come back up and less people are underwater than were before.I understand Texas can be a mother when it comes to chasing deficiancies and something that most folks don't know or understand.

I am looking to cashout some of our equity for other purchases, but the big guys require LTVs that wont allow for the amount of equity i am seeking.  

Nope,Our criteria doesn't allow us to work with Aussie investors.haha

@patrick philipWell, if there's no room to negotiate a low price to allow for rehab and then arv, what do you think?

Seller assistance is a small percentage allowed if using financing.

It also allow you to access webinar archieves. 

Speak to your custodian and see if they will allow this and can refer you to an attorney that can help set it up.

I want to find a few properties for around $130K each to make a 1031 work when I sell a current property a few months from now.Not looking for turnkey that sells at retail prices, but for properties I can build 25% + appreciation into with rehabbing that will allow me to refinance later on to follow the BRRRR strategy (so an ARV of $200K from a purchase price of $130K). 

With regards to determining a good deal, I always look at true projected cash flow after PITI, repair allowance, market vacancy, and management.

My plan is to put as little down as possible on a quadplex while also getting the allowance for remodeling efforts.