You need to do deal at arm's length.

There are different expectations by investors depending on deal size, deal risk, type of property, type of investment (value added vs turn around for example), whether the property management is in house or contracted, length of holding, and anticipated ROI.  

The reason why I ask if you can't is because I have heard from some people you can't no matter what because you aren't renting the property but flipping it but others say that as long as you hold it for over 1 year you can utilize the 1031 to get into another property.Thank you to all that replyYou’d need to rent for at least a year, the length is irrelevant it’s about intent, if you sell without renting it’s a flip regardless of timeline.

Obviously, better ADR, but do you find that it is easier to rent the bigger homes because of less competition while achieving your projected ADR, or is it actually more difficult based on the avg length of stay and avg size family?

I like your analogy of boats being like motorcycles; however, that more applies to boats over 12ft length. 

Another aspect is transferring the property at what appears to be an arm's length transaction.

Most laws say the landlord has a duty to try to re-rent the property as soon as possible and the renter is only liable for the time it sits empty, not the entire length of the lease. 

Account Closed this is not intended to answer your question completely...I can think of about 80 different loans that could potentially fit in what you are asking....so explaining each at length would take a while....here's 3 quick summaries that might be able to help:Using the BRRRR Method - We usually need a temporary, short term loan for the acquisition step in this process.  

How do you handle lease lengths?

Probably best to get a non-recourse loan from an arm's length lender to keep it risk free and as clean as possible.