@Jake AndronicoI’ve looked into them but have never executed one.Let me say they will be expensive and complicated.I think what you will find if one is trying to defer $50,000 to $100,000 in gain, it’s not going to be worth the time and trouble.On the other hand, if client is trying to defer gain of $500,000 to $1,000,000, it’s worth the time and trouble.I use First American Exchange for my own account a dozen times and they have been right on the money.Google them and reach out.Arn

It is unlikely a refinance appraisal will give you the cost of a hands off ADU addition.  

Given your stated position of things, assumptions of skills and network, I'd say your best path is a totally different one. 

The cash you have on hand in liquid reserves allows you to focus on properties that "Are Not" turn key and could use a little TLC or renovation. 

When I used to have RE Broker in my title ( I still have the license just dont practice) I would get folks pinging me about Vegas about once a quarter or so and I would hand those leads to my Daughter  she made some pretty awesome connections from a few of those folks that bought multi million dollar homes..

If you do a zoom I'm totally down! 

Everything else is a total nightmare, with frequent failed connections and endless re-linking hassles.What’s even more frustrating is that, despite being a premium-paying customer, I’ve been chatting with Christopher from Stessa’s support team for over seven weeks, and he has genuinely tried to help.

(The exception would be the rare deal where the property changes hand for a price far below real market value).The sub to or wrap adds a certain degree of ADDITIONAL risk of failure.  

Some investors are hands-on and some are not.

Commercial is a totally different ball game than residential, so connecting with a commercial broker will definitely make your life easier.