You don't have the option of deferring tax through a 1031 exchange.I like REITS early in a cycle when their scale allows them to ramp up with good purchases and dividends are typically much more generous through the FFO payouts. 

What are typical internal demolition costs for a 3000 sq ft 2 story building? 

HELOCs typically function exactly like a credit card except thy are secured by the property you are borrowing against, whereas a normal credit card is unsecured.

However putting a time pressure on a purchaser typically indicates they are not comfortable enough in the merits of their program that it can stand up to further scrutiny.  

However, I typically end up doing so!

I am 38 years old and live in White Lake, Michigan.

I looked into other projects recently built by a developer we would like to recommend and determined they typically complete projects of similar size and type inside of two years.I understand many variables can affect both demolition and construction time, but I am only looking for a general rule I could apply in the absence of reliably sourced data.Thanks for your time!  

I wash the whole house down with White Vinegar. 

For commercial, you'll actually have to call local banks and establish a relationship and explain who you are and what you're doing, etc.The final point i'll make about your strategy is about recourse: typically, residential loans are "non-recourse" which means that they are collateralized against the one property, but not  your other personal assets.

they are typically for water bills from what I see.