I wouldn't think I could 1031 the proceeds of my portion. 

Will you get credit or a refund for the upfront portion of you FHA PMI?

Once your on the program the portion that housing pays is directed to you like clock work.

Contractors typically spend a large portion of their overhead costs doing two things:1. 

@Kenneth McKeown well I moved into the house with my family so my portion of the mortgage is $1200.

Once that loan is paid off, the balance of that loan is removed from the LOC and you'll have access to utilizing that portion of your exposure limit again, thus allowing you to repeat the process.Lastly, keep in mind that the initial fix and flip loan will most likely be in an entities name, so you'll need to make sure that's ok with the traditional lender that's doing the takeout financing.  

So if the value of the investment portion of the new property is worth at least as much as your sale and you report it that way you will be fine.

The refinance is the most overlooked portion of the BRRRR in my opinion.

I am not happy im paying a small portion of it but i'd rather be free and clear than worrying over next several years so I think we will go that route. 

Additionally, be careful with these high priced section 8 rentals, as the tenants will often times be responsible for a portion of the rents, and in our city, that usually means its not collectible, as often section 8 tenants have the opinion that you got your money from HANO, you dont need mine.