Home prices in eastern MA have continued to climb, and now interest rates are as well - and the Fed has said that they plan 3 rate increases next year. 

I was wondering if there was any institutions that you all would recommend.So far I’ve spoken to Navy Fed (their max is 100k) and Wells Fargo (their max is 60% of the property value).I’m based out of DC but originally from the Bay Area.

If you and your wife file separate returns that is a whole different matterState vs fed conventions can get messy but doesn't matter what state it is in for purposes of 1031.  1031 is a federal statute and community property is a state convention. 

You'll want to drive all the streets of a neighborhood looking  for homes that have signs of vacancy (tall grass in the summer, or non-plowed driveways in winter), or are just in poor condition.Then look up the owner information via public records and try to make contact one way or another.

Of course fed rates may have an effect on your overall picture but in my opinion this isn't something to stress about because it's largely out of our control as investors

Pen Fed Credit Union.

The problem with grass comes into play when you have a multi unit building.

She still wont sign.. title company now wants an amended order from the judge which was another legal bill. and the title company wanted 90 days to pass to give the lady a chance to appeal.. that all pass's and we finally close Lady never did sign .. and title company just fed exed her proceeds check to her.. we then had to evict her that took another 6 months in Portland.. and after all of that we demo's the house.. but we had 3 lots underneath it and now there are 3 new constructions there.. 

Can we tear up the grass and use the yard as a bike lot? 

Or a little higher.I know that requires building a team from scratch and keeping them fed consistently.