The low money down loan options are for primary residences so you would have to have the intention of living there.  

If the first position forecloses as a second position lien holder you have the options for recovery.

:) As an investor, you have to have not 1 way of getting properties, not 2 ways… but more like 10 to 20 ways of getting off market homes (or better yet.. good deals). and keep in mind, that I am a realtor :) The name of the game is "options" You do want to have a great Realtor that you can bounce ideas and comps off of.

When doing a 1031 exchange the accountant has the option to treat a failed exchange as an installment sale with all of the proceeds received at the end of the exchange period.

As you suggested, one option is to form a new LLC with the original name while keeping the old LLC intact.

Yeah Sunapee definitely looks like a potential option.

The best numbers here are usually on value add deals but depending on your build costs new construction may be an attractive option. 

The thing is, they don't have any money to repay you.

Another option is just pay him for the warm leads he brings. 

Let me know if you'd like help exploring some options!