You can exclude all appreciation on the original capital gains investment when you exchange or sell a property in an opportunity zone if you held it for more than 10 years.You are able to permanently exclude 10% of deferred gains from capital gains tax as long as you hold the property for at least 5 years and 15% if held for 7 years.Deferral of recognizing capital gains after the sale of a capital asset as long as the capital gains are invested in a QOF within 180 days of the property disposition.

If it's simply cash flow--irrespective of hard assets-- then you're better off buying some form of debt.

You have to spend the money somehow without always thinking of the 4th quadrant, even though that money was realized from another asset You're in GA so you may relate even better to our market.

Age wise that's not bad and is pretty typical for investment class assets here in Memphis.

(Live there for a bit then rent it out)It's a tough decision nowadays with a 3% mortgage which is pretty much an asset in itself. 

With historical inflation in mind, that mortgage is essentially an asset.

I would sell any properties you have and assets.

My experience has been, as have other investor friends I know in San Francisco, is that the asset will double in value in 12-15 years. 

Live frugally and try your best to turn your liabilities into assets.

If that equity position in any property can be reapplied towards another asset or pool of assets to generate a higher net yield, it should be reapplied.