To expand on what @Michael Plaks stated - yes you most likely can do a 1031, the next question is you should be asking if you should do a 1031.It isn't free to do a 1031 - you don't want to spend $2k in fees to have a temporary deferral of what would have been $4k of tax. 

You pay an annual fee of $3500, they do a soft credit check, then they give you a loan in monthly increments.

@Mikhail EgorovWe do 20 Flips/BRRRRs per year and use these tools:Underwriting - DealCheckCRM - ClickUpProject Management - ClickUpBookkeeping - QuickBooks Online Plus Team Communication - SlackFile Storage - Google Drive

I have been fascinated with real estate for a minute now and it's been joyful educational ride so far.

I was told by the Trustee, I could finance the condo instead of buying it with all cash.However, since this is auction property and doesn't allow someone to do inspection from inside most of the lender are suggesting that get a hard money loan instead of conventional investment loan.hard money loans are expensive (12% to 13% + origination fees).Does anyone has done this before with conventional investment loan where you don't do the inside appraisal.or any recommendations for lender who can help achieve this?

I generally do $125 per sq ft on a condo for dwelling coverage if it helps at all.

We'd like to invest the 80k in the ADU since that's a guaranteed >2k rent per month, but are feeling a bit doubtful in this moment.

Often times I see investor clients spend way too much money on fancy entity formations and annual filing fees. 

Other costs include $1,100 for taxes and insurance, $580 in HOA fees, and $200 for lawn care, totaling $1,880 per month.These rental properties are situated in desirable locations, and I have enjoyed consistent long-term tenancy with minimal turnover.

They will act as a broker to source you health insurance (and other types like general liability etc) or other stuff you may want.I think we pay them around $1,000 per year, which if you tried to do that think of the time and effort.