Here's the scenario.

If it isn't a commercial loan or hard money, then its pretty much conventional, FHA, or VA.Conventional financing is probably over 70% of all loans. 5% down is typical but 100% financing is very common, also.

The scenario below is the actual property I purchased last year.

So it is doable however a difficult scenario.

I've never heard of the seller refusing to sell scenario in actual application, but I guess it could be an issue.

Other markets, like mine, will commonly cash flow with no downpayment, but we didn't see any significant appreciation in values over the last 10 years (3-5% a year).

Common sense would tell you not to do this, but people do it on a smaller scale all the time, by assuming a shorter mortgage and/or a higher down payment.

You can never 1031 exchange back into real estate because you no longer own real estate. 1031/TIC Investment - you can 1031 exchange into a tenant-in-common investment property (TIC property).

Ordinarily, notwithstanding the common advice to start with a single family property, my preference is to acquire a fourplex, triplex, or duplex (in that order).

I've got a friend in the business, who doesn't really cut me any breaks, he knows he can "slip" my job if a bigger one comes up, and most important he doesn't have to charge me the FULL SLAB, as long as I use a very common granite!