@Dave Tasset I haven't personally invested with this company but have heard good things about then. 7e Investments, Chris posts frequently on BP.

And if they don't deliver, you need a truck and an extra person.  

I recommend people only sell if (a) you can invest the capital in something that performs better, or (b) it aligns with your goals.

I'm not a fan of selling a property that is performing in order to solve a short term problem.

When structuring a deal, what might work for one person, may not work for the other.

How are you paid and are those distributions underlying property performance based?   

However, I'm short on cash (will be putting $20k of my personal money into this)  and I am exploring creative ways to source funds for the project.I’ve been quoted for a $100K HELOC on my primary residence with a 30/1m ARM at a 13.25% rate and APR, with an interest-only monthly payment of $1,016 and $3,825 in points.

That means creating a clear budget, forecasting cash flow, and maintaining a detailed financial model that tracks both the current and future performance of your portfolio.Tax Optimization & Risk ManagementBeyond financial clarity, strategic tax planning and risk management are essential to safeguard and grow your real estate investments.

If you pay the loan off before selling or do a refi and have $1 of equity, it won’t affect your taxable gain. 2) if you stay 2 years you’ll have 14 years of personal use out of 22 years so 63.6% of the gain cane be exempted, up to $500k.

Do we have anyone that has personal experience with a 1031 strategy that is sponsored by an UPREIT?