If you mean "I'm unsure of the current market value" which is what the rest of your post seems to imply, then you need to get clarity on that before writing your offer.If you do offer, make it contingent on financing, so if your re-fi blows up for some reason, you can get out and not lose your deposits.Sales history much older than the last 5 years is useless.  

I would recommend going into a career that can fund your business (or at least your personal expenses) while you study to become an agent as some sort of fallback in the event of the competition squeezing you dry.

It's for a mid-to-high-end rental in a relatively dry climate of Hawaii.

Your tenant's lease is expiring so you should send them notice that you are not renewing their lease, that your loan requires you to occupy the home, and they are expected to be out by 11:59PM on the termination date.I suspect they failed to pay rent because it's their last month and they (wrongly) assume you'll use the deposit for rent, leaving you high and dry with the cost of cleaning or repairs.

capital totally dries up for INVESTORS. so unless you have all cash you maybe out of luck.. 

I’m up in Blowing Rock and Boone.

., a trust) can blow up in your face until much later. 

Appreciate the excellent breakdown... the last time i did a 1031 it was more cut and dry since and the HELOC wasn't involved. 

Factoring that in makes things pretty cut and dry.   

You really need to get an idea from them and hopefully other borrowers on what reality is since they can easily blow up your deals.