Maybe he will even take less depending on how its presented to him.

How long did it take you to do the rehab?

the other thing is I flat guarantee that many of these syndication just take the investor word for being accredited.

I actually just did a dscr loan to pay off the hard money I borrowed on the second property (where we live and rent the actual house) I estimate the appraisal to come in around $215-280K which if I were to take out 80% would barley give me enough to buy anything in the FL market and have cash left over for renovations.Not sure if im missing a step here or if it might be best to buy an auction home with that cash to flip and have more capital to have more deal options. 

It doesn't take long to learn how to spot a good deal.5.

In a 1031 you must take title to actual real estate. 

The financing cost behind hard money are usually more expensive than taking out a HELOC.

If it is light, a dscr purchase would be a great option as it is typically 30 year fixed and around 7% give or take depending on cash flow, credit, and leverage. 

For instance - for a Conventional loan (not heloc), at a minimum, my UWs would take the most conservative approach and average this over the last two years.

FS ch. 82 was amended to make it much easier for the property owner, but certain conditions must exist to take advantage of the expedited manner.