Financing / investment options when you have equity but no cash

[J Newman]

I'm now managing my family's real estate portfolio that's basically just been sitting there being used for cash flow. No new real estate has been acquired in 10+ years. I want to explore some options to exchange some of our underperforming and older properties for other opportunities. I'm also getting the financials straightened out with a CPA firm who specializes in this, so there's no cash for investing yet, but there is 100% equity. All of it's paid for - 60 doors. I'm not sure on what financing options are available in this situation. I also feel strong pressure to get this right because my Dad and I are co-managing, and he has almost zero risk tolerance to invest. When I mentioned a 1031 exchange, he told me that I was starting to believe in the Easter Bunny again. :-)  I'm trying to educate myself, make connections in my area with real estate agents, other investors. I probably need to talk to lenders and hear my options. I have got some meetings set up, but I would love any suggestions.