@Westin Hudnall If you 9 investment properties in addition to your family home and you are only 30,  I think the way to go is to simply use the HELOC to eliminate your mortgage.  

I see my job as eliminating as many as those pitfalls as possible in order to give the most successful investment experience.

Having good advisers, and trustworthy "boots on the ground" will eliminate and reduce most risks, as well as ensure success. 

My recommendation is to eliminate all debt prior to investing, and then let some subsidizing be okay with higher leverage amounts(if you're comfortable) for very good properties.

You will have eliminated approximately 85% of the worthless properties that shouldn't be pursued.  

This eliminated nearly all of our profit, a simple mistake we should have caught on the front end.Mistake #4: We assumed the contractor was reasonable and not confrontational--After we fired the contractor, we hired out the items he did not finish, or did sub-par.

Talk of eliminating the 1031 Exchange dates back to the Clinton administration.

Add to that builders and tradesman who don't want to see jobs automated or eliminated and it could be difficult to see alternate contruction. 

But you could JV with an established builder, get the deal done, for less, making more via eliminating margins AND have built a good relation to move forward and do repeat deals with, turning 1 deal done into the 1st deal of many to be done. 

I'm generally a pretty optimistic person when it comes to this stuff but I have started keeping more assets liquid and eliminating some of my leverage that's going to reset in the next 2 years because I'm uncomfortable with how things are going lately.