How to 1031 ~$1M + cash-out refi later

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Planning to sell a 4plex in San Diego and 1031 into something worth around $1-1.5M.  After adequate seasoning, I want to cash out refi the new property to access the equity.  I'm flexible on what to buy with the 1031 exchange if it facilitates getting 70+% of the money out later. I've read a little about "zeroes" but it sounds like zero cashflow isn't necessary per se. Recommendations? Best practices?