This goes on for awhile, and then he finally carries the dog, and we all take a very solemn, very long walk back to her compound. 

We are currently being offered 5.25%, 25 year amortization, 20% down (owner can carry up to 10% second if the total DSCR stays better than 1.2) with a 10 year lock and maximum 1% per year increase after than and a max 6% increase of the life of the 25 year loan.

HomePossible is a bit regulated relative to income, credit score , etc. and will carry a likely higher rate than FHA but with no upfront MIP as you state.

I would also keep in mind additional costs you may carry as a wholesaler (renovations to increase your rents/NOI, closing costs, legal fees, etc), however I will leave it to a wholesaler to discuss this more at depth. 

When you have adequately proven that you can carry out this deal here is what I would offer to eliminate as much of the remaining risk to your private lender.1.) 

So eliminate the 1031 from that part of the consideration and execute your sale in the manner that will be most advantageous for you.There may be an advantage for you when selling off market because you're dealing with a pool of possibly more flexible buyers. 

This isn’t a common product for big lenders to carry but they can lend more money than most local banks or credit unions so I imagine it will give you access to more ltv than the typical heloc. 

Once I changed my approach from letting  the other party be in control I took control in a very subliminal but purposeful manner.

Keep in mind that the Trafficmaster Allure with the grip strip carried by Home Depot MAY be phasing out. 

If you need a partner to carry the load of all the work this might be too a big of a flip if you ask me.