I've identified a distressed seller of a multi-family, but I can't quite scrape up the 25% to get the commercial loan. 

There's no such requirement at the federal level, which is where you'd normally encounter excise taxes.As with any business, you should identify what applicable state and local licenses you'll need to run everything above board considering the facts and circumstances of the business.

@Michinori Kaneko Yes, for a 1031 to be valid, you must identify your replacement property options (up to 3 normally, though can be more under certain circumstances) within 45 days of closing on the sale of your relinquished prop, and close on your replacement(s) within 180 days of closing.

It's in a newer development that had an office so I stopped and asked for help.

@Joe VilleneuveI would be worth more vacant because of the location and I’m sure a developer would love to have it as a vacant lot.

@Zachary Whitfield There's plenty of paths you can take, construction, sales and marketing, development, capital, etc.

This will allow me to pursue my goal of hiking the AT from start to finish in 6 months.Year Long goal; to develop the means and methods to buy and manage real estate investments smartly, to find a duplex owned by a "tired" land lord in the Beavercreek and Springboro Ohio area that can be managed more effectively. 3 month goal; to line up a HELOC after interviewing multiple banks/CUs, to establish a well rounded networking group of experts and investors.  1 week goal; to look into different banks/ CUs per week and ask about their terms for HELOC.

Have a great opportunity for development or for an investor with vision.

Zoning appropriate for 13 lots (1+acre) will need 1600 ft of street developed and a fair amount of land clearing (mostly wooded).

Hard part is making sure you can improve/add to the existing property or a development is more ideal.