If they failed to turn one in, then you are able to assume that the property was in new condition before they moved in and can charge them for any damages at move out, as they failed to report any existing damages.

So if you charged your sister 4-6% be prepared to take a steep discount on the note - most likely be a ten(s) of thousands.

Nationally based 1031 QIs will charge from $495 for a credit card internet hope and pray 1031 to $2500 and beyond for a stand alone attorney with no scale.typically the largest grouping for experienced service oriented QIs will be $700 - $1200 for a garden variety exchange higher towards each coast  

Now, if you were a block or 2 into jersey city which has legalized them and is charging an occupancy tax then that would be a good move.

If I were to use my VA loan to purchase a property and let's for numbers sake I use all of the 470ish K cap on the loan. After a year lets say I want to refinance the home and it is about the same equity and value. I ...

Hey guys, I have a property with a 30 year FHA  that I am trying to refi to a 15 year conventional.

First time doing it this way ( I usually buy using conventional loans but this is through a wholesaler and have to pay cash).

If these guys are not all criminally charged I would be shocked

If I were to do this, I would want to rehab then put a mortgage on the property after a seasoning period (essentially the BRRR strategy) but, even if I force appreciation and it cashflows, I am still worried about finding a traditional lender.I thought I might use a partner to co-sign a traditional mortgage with 20%-25% down and that way I could do several deals with conventional financing using my saved capital.

Due to my income and credit I can not qualify for a conventional loan.