Problem is I need the loan because the property we want the seller wants cash only.

Are you looking for long-term wealth accumulation, passive income streams, or short-term profits?

Seller may reserve right to pick title company.

We come from a background managing short term rentals, rather than long term.We do a smaller refundable damage deposit of $500.

I've met with 3 sellers since the settlement and when I explained it to them (they hadn't heard of it), they told me to offer 2.9% to buyers agents so they'd be more competitive than other listings. 

In short.....whatever you avoid in paying taxes in a 1031.....you pay when you sell the replacement property....plus whatever depreciation recapture/cap gains apply to the replacement property. 

In short, this market has a huge barrier of entry and it is capital or very strong borrowing power and usually both.There are lenders who will lend to a no exp investor, but not some 500k Long Island property that needs 200k in work and will resell for 1.2 Million. 

Typical deals like that had short-term, variable rate 3-year bridge loans.  

Surged to $708,935285; an increase, by 7.0% resonating with the fulfillment of dreams.Amidst the hustle and bustle of activity the market, for townhomes and condos in Miami remained steady with sellers receiving 95% of the listing price showcasing a dedication to excellence that's unwavering.Time, like a maestro orchestrating lifes symphony appeared to move in harmony, with Miamis rhythm.

The NAR settlement mainly focuses on how buyer brokers get paid, which shouldn't change your selling approach as a seller.