We are 1-month out from finishing our first duplex.

I'm looking for an exit strategy , if I did decide to use my heloc to purchase the property cash any thoughts or suggestion on an exit strategy. or maybe something you did, My long term goal is always cash flow.

Unfortunately we cannot offer the full asking price because we are not approved to do so.

DC is one of the lowest cap rates in the country.If you have a long time horizon, and have patience, with the areas strong rent growth you can end up with more cash flow here than a high cap rate market.

We are now going to build-to-sell on the largest tract (.35 acres).My question pertains to the final tract of land.

We are looking for 20 and up 

However, if some carrier is providing this type of coverage, then they better have very strict limitations on the coverage so claims don't get out of hand, or they probably won't be in business very long.

In a reverse exchange we (the qualified intermediary for the 1031) takes title to the new property and can hold it for up to 180 days while you get your old property closed so you can then do a regular exchange selling your old property and taking title to the property we are holding.They sound great and can be. 

If you have section 8 not telling you the issue, than in long run, you going to have a bigger issue.

So, long story short.