I know the 1031 can only be used on investment properties but this is a unique property with it being a hunting ranch used as residence and business. 

The reason being every site and project is unique, and while I do attempt to provide a reasonable estimate of what it will take to complete your project there are many factors outside my control.

Especially look at any unique items.  

@Taylor Witt @Roger Sandmann From my experience Menards and Floor and Decor tends to have the best retail prices for flooring.

Traditional Banks have more rigorous approval processes, which can take weeks or even months.We are usually more flexible with loan terms and conditions and are more aggressive with leverage (higher leverage compared to banks), while banks generally have rigid loan terms and conditions that may not be as adaptable to unique investment scenarios.Private lenders are more focused on the potential of the investment itself rather than the borrower’s credit history or financial background.

My biggest advice is to Invest in high-quality, professional photos that highlight the lake views, dock access, and unique features like the gravel lot and dead-end road location.

In addition, minimal cosmetic upgrades, painting, new décor and new flooring will add more value relative to its cost.

She proceeded to fill the entire common entry space with decor, message boards, side tables etc.

Also, be mindful of Portland's unique areas, such as Northeast Portland for duplexes and Southeast Portland for older houses.

@Allen TracyCalifornia state tax laws are complex and you do want to work with a professional who understands state tax laws.You also want to work with a CPA who understands multi-state taxation since you have to have property out of state and as a result need to file an OH state tax return.Ohio is a unique state in that it requires the filing of many locality returns.Good luck in your search!