No tax on refis.Hi Dawn, 1031 Exchanges are not expensive at all.  1031 Exchange fees generally run $700.00 to $1,200.00 on the west coast, and sometimes as high as $1,800.00 on the east coast for a regular Forward 1031 Exchange. 

Are you able after you've done the repairs, and failed to flip within say 3 months, obtain financing via a bank or regular lending institution?

We get hurricanes regularly, so our building codes are more demanding.  

It won't be a primary residence so I wouldn't need a regular mortgage loan.

If this was a regular sale, I'd provide the EM up front and do whatever inspections I would do as soon as the seller accepted the deal.

I’m not sure about the larger builders, my guess is that the execs have an LLC that is an “investor”.The ones I’ve seen do it usually have a few deep pocket investor friends who can regularly close smoothly on them without the need for a lender or appraisal.The down side (where I live) is that profitably selling a recently completed home in an area of active new construction can be tough the first few years.  

Rolanda Eldridge, have you tried listing as a regular sale on the MLS?

Hence, after maxing out our credit, laying off our employees and my wife and I working 16-18 hours per day (I still worked my regular day job in addition to working until 1:00 am at the bar), losing our house, and finally, filing bankruptcy, we learned many valuable lessons.

I guess I'm supposed to have that hoarder cleaned up and go get regular financing, but I've already used up my down payment to the owner.

When you go to a regular barber shop, it's usually some crusty old guy with horrible breath asking you if you're "on your lunch break?"