I don't know if that's true or not, or that it's that simple, but what happens when everyone's gov't subsidized maximum 'meh credit + 5% down' loan amount is bumped $75k or $100k? 

Such a saturated market, sellers (and now auctioneers) can ask anything and get it.My only way to pursue this is to approach the owner directly, if they can be found, and make a simple low cash offer to make their headache go away.  

Simple, but great advice.

If you contribute the property into a simple single member LLC that elects to be taxed as a sole proprietor then  the LLC is a disregarded entity as the property will still be reported on your personal tax return where it is reported now.Any entity can do a 1031 exchange. 

If you get any push back, the answer is simple: "Whelp, this is what happens when someone without a mortgage license, and without seeing my personal finances, etc, tries to dictate loan type.

@Mario Morales if you are referencing interior stairs then this is probably a relatively simple and cheap repair that a handyman can make.

too many buyers paying above list, will kills most simple flips.Also, going after MLS properties will further erode you profit and will be competing with 100's of other investors and retail. 

Just a few simple messages from a forum has given me so much insight and so much to think about.

That can be a simple lease break document with terms of the lease break.

Offer more cash moneysIts simple