I'm also very open to meeting other investors and to exchanging ideas. 

In exchange, he gave her a small rent discount and even helped her relocate some of the larger items.

Use 1031 Exchanges to Defer TaxesIf you’re selling a property, a 1031 exchange allows you to defer capital gains taxes by reinvesting the proceeds into another property.

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

While my husband and his ex make a similar income and do not exchange child support due to us pointing that out in court a couple of years ago, she actively request all financial documents that she possibly can and examines our taxes, etc. 

Or any amount of cash you take out from the exchange are considered to be profit. 

That will probably be your best bet, to buy a fixer and get it cleaned up and then rent it out.Best wishes and good luck with your endeavors.  

And that’s just one property you are inquiring about 10 rentals, 10 exchanges, minimum 10 DSTs (unless you can sell a few properties at the same time).I’m not sure DSTs would be the correct route.

Best bet would be disclose in your listing & disclose again in your welcome message when they book.

It's hedging your bets.