@James WiseYou and I are cut from the same cloth.

Would you give up 2% a month to cut 25 minutes off your commute to work each way? 

I asked for a lower quote from the contractor, but the PM said "everything in the bid is absolutely necessary" they cut about $900 off to clean/reinstall some light fixtures.

"I'd put that in the same bin with "We need to spend money on infrastructure" braggadocio by politicians to get elected.In effect, it'll prob be like stimulus check for $1B OR got 10 years back - It'll go in the GenFund, and then 80% will go to PERS (aka the budget blackhole).That's the problem is they're a good idea but mostly are "lets cut a check" and don't audit effectiveness.

Your rent here or elsewhere would need to cover the HELOC payments, so it may cut into the cashflow in the short term, but if the house is going to keep appreciating this will let you keep the asset.Another benefit to the HELOC is you don't have the same time restrictions as the 1031.

I can see it as potentially tax deductible in the occupations where income is directly tied to the appearance and where you can argue that you would not be incurring such expense if not in the business.

Refinance those down to cut interest rate in half. 

Just take into consideration and try to find quotes for:-lenth of trench needing dug (service line to home)-water line and other materials required-labor for what you dont want to do-grass seed etc to restore yard-extra $ for when you cut thru something when digging that wasn't marked

Another wholesaler would tie up your original contract and try to find a buyer, you would no longer control the deal.If another wholesaler already has a buyer then have them put down EM with you before you assign and make sure their buyer has the means to close.

He would build then sell the house + lot (it's essentially a loan to him so he has some capital to play with since it appears most of his is currently tied up). - The return has a hefty minimum but can go higher depending on the sale price