You should post this in the local Georgia forums to get opinions on the neighborhood, and local agents. https://www.biggerpockets.com/forums/553-georgia-real-estate-q-a-discussion-forum

We discussed my investment goals, timeline, budget, investment criteria, MI's reputation and process, what I could expect, etc.

Hey BP, I recently started a discussion called "Looking for feedback on my next move", and have since been giving more thought to obtaining a HELOC or Home Equity Loan as my "no or low money strategy".Here is the scenario: I had my realtor run an analysis of some local comps, and she believes my primary would appraise at $272K, and my loan balance is about $226K, so equity = 272-226 = $46K (approximately).

I don’t have 20% to put down, so I can’t obtain a traditional or investment loan.

Second, if you are tearing the houses down, then the 24 unit condo approval the developer obtained is a "condo approval" not a "condo conversion".

I have discussed with him about getting more resources because of the timeline.

Sure we’ve had some back and forth discussion in regards to the LOI, but that’s about it.I️ want to throw it out there and see where I️ am missing the boat or if my underwriting looks good and need to continue to be patient.During my underwriting I’m using the sellers actuals from previous years.

They really have three choices:Pay the tax right now, pocket what's left.Spread out the tax bill with seller financing.Defer the tax with a 1031, continue to get the income from the replacement, let your heirs take it with the stepped up basis.I've had this discussion with my accountant. 

We were discussing how we wanted to structure it the other day so any advise would be greatly appreciated.

Same with me when I see someone on social media discussing selling.