Under the federal securities laws, a company or private fund may not offer or sell securities unless the transaction has been registered with the SEC or an exemption from registration is available.

Can the transaction qualify for a 1031 exchange?  

Generally, purchase money mortgage loans and traditional refinancing transactions facilitated by covered entities are covered in the AML Program.

If i do a cash out refi, it will increase to ~$1,900That crossed my mind as well. 

I've been servicing a few flippers in buying properties and have come to the conclusion that I can provide a valuable service and earn by contracting rent-to-own buyers to utilize myself for their transactions.

As for the other questions, I'd consult a CPA....when doing less than arm's length transactions, the IRS may disallow deductions.

PSS I do have $ in my saving acct.PSS I don't know much about the transactions.

I was thinking use rental analysis to determine ARV, then treat it as a flip, so subtract repairs then multiply by 70%.Then I started going cross eyed.

If I were in your shoes, I would find a local cash buyer who may have experience with this type of transaction.  

This amount of money will vary based on the size of the transaction ... but you can assume it will cost $2k-$3k at a minimum.