But the 1031 would be into a passive vehicle designed to be out of sight out of mind and simply produce cash flow. 

I’m not saying it’s impossible, but a solid fixer upper multifamily on MLS if going to be at least $250,000.

Probably 100+ in cheaper markets. 9%’s in most markets are impossible, but 4% is readily available in certain markets.

But good luck because at both of those stores they are continually changing the profile of the door which makes matching almost impossible.  

As others have stated, the projects you are describing are large enough that they will be impossible to estimate on BP. 

Great vehicle for passive real estate investments.

Basically your HELOC is set up to act as your cash-flow vehicle, meaning it's the main place where you manage household income and expenses.Although it is extremely powerful,That begin said, it can also be detrimental for the wrong family, or if the strategy for it's success isn't completely understood or adhered to. 

I have a solid emergency fund and no credit card or vehicle debt. 

It's not the time to be overly aggressive, but if you are a long term buy and hold investor it's not impossible to find the right deal.

Go over see if there is paint transfer take pictures and if it is obviously one of their vehicles you know who did it.