@Sam Liu you might consider Reverse 1031 Exchange to avoid some of the challenges you mentioned you faced with timing and traditional 1031 exchange. 

There's plenty of value to be found in neighborhoods such as Christian Park and Martindale-Brightwood (near Fountain Square and Irvington), Near Northwest-Riverside, Near/Old Southside, and Butler/Tarkington despite being quite close to some of the sketchier parts of the city.If you are ever interested or need assistance, feel free to connect with me.

Traditionally, I've adhered to the 20% or higher down payment rule to secure better mortgage terms and avoid Private Mortgage Insurance (PMI).

meaning, do you want to be a traditional real estate business representing retail buyers/sellers?

Hello, I've read up on the using the Heloc to finance rather than the traditional mortgage.

Set a deadline Christian.

I see this as a chance to do some good and make better money than if I were to go the traditional route. 

There are homes that have a architectural style where they just resemble a traditional log cabin, but are actually wood frame or something else with a foe-wood on the exterior.

The offer complete checkbook control on our (I have 2 partners) ROTH SDIRAs and Traditional SDIRAs.

Please note that we focus on new construction properties mainly, which is different than the traditional "turnkey" model.