This would be my first short sale if I was to go that route.

Went the FHA route twice, No doc, Investment.

I like the letter of intent route.

In my immediate area, which straddles Route 80 near the NJ border, the population has increased a great deal in the last 10 years.

The 1031 should cost you about $500 +/- for the facilitator.IF YOU'RE GOING THE 1031 ROUTE DO NOT SIGN THE OFFER UNTIL YOU UNDERSTAND THE 1031 PROCESS, DEADLINES AND PAPERWORK.If you want the money now I'd take the $170K, pay the 15% to the feds (plus whatever AL wants) on the NET GAN.Good luck.all cash

Guys/Gals- I have 40 acres of primo land that sits on a major intersection here where I live.

Would these numbers be about the same  the hard money or private lending route?

I work with investors that have cash now and can close in days or we can go the MLS route.

I've tried the OOS route and I've even tried the Central California route..... even went into escrow on an apt building but ultimately decided to stay In Los Angeles for various reasons. 

There for you need to thinking about making lower offers for houses and finding additional financing or savings to rehab a house of that is the route you want to take to build additional equity and to cash flow from a rental.