@Jahan Habib Hard money is a short term loan product.

The one criteria that makes your property eligible for a 1031 exchange is that it is property that you purchased with the intent to ...hold for productive use in business trade or for investment.  

That would be a lot easier to install as a DIY guy so if you have the money to purchase new product maybe that's the way to go?

I know of 1 bank in Atlanta that has a product but it is pretty close to hard money rates with fees and takes 45 days to close for investors with long track records.

After using it many times in the last 24 hours it occurred to me that the following enhancement would be cool:  financing options for the rehab effort. 

The finished product looks amazing!

There is sealer products that have a grain to fix this type of problem.

If this works even remotely well as I imagine, this could turn into a massive nation-wide production, easily scaled up with the right team.Obviously, I'm very early in the process but my vision is clear, and my determination is undeniable.

Their product is the Seminar - - students get trivial cookie cutter info in return and walk away ASSUMING this is easy stuff - - only to fall into the pit of all the details they did not learn before plunking down the 40k.

I've got to get my DTI income down after my last closing, but am in the same boat exploring other mortgage lending products.