House almost paid off, I got cash as well, what to do?

[Chris Daniels]

So here is the deal (And I will try to slim down the last 18 years of my life),

I bought a house new construction in a sub that was in a class B area I would say in 01.  Fast forward a few years, housing market implodes.  Neighborhood starts to transition.  At the pressure of a fiance at the time, I find a renter and I end up buying a second house in a Class A neighborhood.  This is back at a time where all you needed was a lease in place for underwriting to show it was an investment house and walah, 75% of that mortgage was not included as part of ongoing debt, which allowed me to qualify to buy a second house.  Thank you big banks!

During this time, I picked up a RE license.  I sold some deals off and on from 08-17 (my license is still active), mainly to keep tabs on market (and to pay all of this debt I had).  

I ended up selling my Class A house due to life transitions, and bought a co-op.  No mortgage currently for primary.  

Back to my rental, during this time from 08 until present I have had the same renter.  I know unheard of.  The value of this house is probably about what I paid for it back in 01, possibly slightly more, but because of the area, it doesn't really have merit or chance to appreciate.  This house will be paid off in about 6 years.  Equity as of today (as in if I sold it) would be about 120-130k.  Lease is up in June.  

One day I would like to leave my 9-5 job.  I am on my third boss now!  But, I am not sure if I should cash out refi, and I know prices are still high right now, or sell the house now and do a 1031 exchange (I think you have a year to complete transaction to buy something?)  

I am also sitting on 6 figures of cash from selling my Class A house. So I have a lot of capital. And I am trying to figure out what is the best way to use this? A side note, I would like to eventually get out of my co-op and sell it while people still have cash ( no mortgages allowed in co-op cash transactions only) and buy some type of house because that will just be a better set up all around but the area I am limited to because of kids school is an ok area, not the best, not the worst. So, with inventory shortage, it's been tough even for me who has MLS access.

I know this all sounds crazy and I am very fortunate things worked out the way they did with both of these houses, but I just would like to know what would be the best way for me to proceed?  I had thought about doing the exchange and getting a small apt bldg, but I am limited on my time now to manage so I would have to have a company do it for me.  All suggestions welcome.