You just have to make sure you calculate the funds so that you can try and exhaust all of the money from the sale into the new purchase or what it called the "Boot" when you do a 1031 Exchange.Keep in mind one of the loopholes is you can sell a property and put the profits back into another home using it for both down payment and closing costs. 

I have used them in the past when I had a client with unique needs (no income verification/self employment loan) but have not yet used this product, as it is brand-spanking new. 

If you're looking for 'deals' or properties at distressed or fire sale prices you won't find them in Raleigh metros. 

Section 1031 tax deferred exchange where the proceeds from the sale of the Property are used by a qualified intermediary to purchase like/kind property.

It seems like you are speaking about a specific market, so are there any companies currently for sale? 

Therefore, it's an installment sale.

Existing inventory is saturated, no pricing wars, you control every decision in new construction. this is an investor based product that we designed. 40k is tight for buying a house that is 100 years old or 50 years old. why not have everything brand new?

Lake Anna, Va.Cap rate: 10.32%Average gross rental revenue: $64,121Median sale price: $405,5002.

Obvious statement but people still develop when there's similar existing product half the price of replacement

Some say its fine, and others say I may run into problems with the bank on the final sale.