So, what happens if I move in, pay myself a rent, to keep it "productive" then report as an income to satisfy the IRS?

You could ask the contractor to email you a document or product description, also at a very specific time. 

I did not go with this lender as the product turned out not to be a HELOC but instead a refinanced loan product.

Stocks, bonds, and insurance products were covered in detail (don't get me started as to why), but not real estate.I would like to find some resources that discuss the role of real estate in a diversified investment portfolio.

I'll mention two things: Learn everything you can about being a great landlord and productive property manager should you choose to go the route of self-management.

Commercial Mortgage Brokers have up to the 30 year fix and amortization products. 

It's a great product and gosh, I may seriously consider using it on my next buy and hold.  

Financial planning is awash with securities and insurance product information - things a financial adviser can sell to make money.

https://www.gao.gov/products/GAO-15-16https://www.gao.gov/products/GAO-17-102https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-prohibited-transactionshttps://www.irs.gov/retirement-plans/retirement-plan-investments-faqshttps://www.irs.gov/irm/part4/irm_04-072-011.htmlhttps://webcache.googleusercontent.com/search?

But the 1031 tax deferral process starts with the sale of a piece of investment real estate that you purchased with the intent to hold for productive use.