We solved this problem with the BRRR method Yes we were doing BRRR in 2001 and routinely until 08 when credit markets froze.The key was building a team.. and those teams were built for you by most of the Turn key marketing companies and those flippers in the cash flow markets.The key component was the short term lender ( us ) who put the investor ( you ) into title for 6 months so that you could then do your refi and have little to no money into your cash flow rental..

The construction industry aligns with my values and goals, so it makes sense. 

so in your example the net sales price is $232,000 - $14000 (closing costs I backed into) = $218,000.Your net cash is the other important component in a 1031 and that would be the net sale ($218,000) - $60,000 (debt relief) = $158,000.You have two requirements in a 1031 if you want to avoid all taxes. 

I do not like 5 year loans unless you have  a value add component and  know you will be selling off or you can easily refi even at a higher interest rate.Lenders usually lend the LESS OF appraisal or purchase price based on LTV.

@Johann JellsA self-locking door set is a door set just like a passage door set or {manually} locking door set, only the "outside" knob is always locked.A dead-latch looks like a dead bolt from the outside, on the inside it either has a strike akin to a door set; a receiver mechanism which allows the extended bolt to slid into place (a one-way latch) or an electronic mechanism.Powered deadbolts - one where the lock powers the bolt into place or retracts it - are problematic if you have a building which shifts with the seasons as they need to remain perfectly aligned to operate.  

I also like the social sustainability component of the investment.  

If we are way off either over or under I ask for them to explain the quote and break it down into the basic components (materials, labor, and overhead) and just talk it through with them.

Congratulations...on both the portfolio growth and on recognizing the need to align your investing with your goals. 

Technically it's a job but I love the crowd here on BP there's so much alignment with everyone interested in REI and a good place to look for good people.

Hopefully they throw you a bone and the numbers align in your favor.