I don't know your personal situation but it sounds like you just might be able to grab a HELOC and move things along with your investments when the time is "right" for you.  

Open line you can grab from without any questions asked4.

I get lists via Prop Stream and just call them, but need great opening script to grab them.

Thanks, Bill So if I refi a few months before I sell and grab a chunk of cash, then do the 1031 that’s a problem?

I would say keep it use a HELOC or Cashout if you need some cash to grab a STR. 

If you submit them an offer early on that will grab their attention and increase their chances of responding. 

Last time he saw one guy and one girl this time he saw two guy and one girl.I called her she say she only have over night weekend guest. and that’s all.Please advice the matter what I should do.

With influx of Large Institutional (801 Property Brothers LLC) money buying up locally in Phoenix, Boise, SLC, etc where are you grabbing your deal flow?

Been in construction for 20yrs and working hard in RE arena to grow wealth and help people achieve their dreams, just like i'm trying to do.Say hi, or lets grab some coffee and chat about RE.

I had my concrete guys bring over 3 bails of hay that we needed for erosion control instead of paying them to spread it I did it myself  :)  and instead of paying someone to pick up the trash the subs leave at our projects I grabbed the big plastic bags and walk around and pick it up myself.. that saves me the high dollar laborer and I get to look at every corner of the new build or lots we are working on..