You can leverage HELOCs to buy more properties (I haven't down a down payment since 2015 and between HELOCs, 1031 Exchange, and a partnership, by next week I will have a total of 16 doors with almost no money out of pocket). 

We got a 1031 exchange offer (as I expected) they offered 1.2 Million (150k under our asking).

1031 exchange ALL DAY!

Additionally, townhomes appreciate much slower than detached single family homes tend to.My personal advice would be to sell this property and then 1031 either into a better property near you that is low maintenance, or (probably better for you) invest the capital into a syndication or partnering with an active investor where you should get returns better than the stock market. 

There are so many experts on here it is tough to stand out, but picking say multifamily or 1031 specifically will help drive a ton of business.

I need to place 1M in cash and at least 650 in debt to satisy my 1031.

So I reached out to one who had sold an obviously flipped and great looking recent comp in the neighborhood to ask if they'd be interested in listing it on the back end in exchange for guidance on things like finishes, what feedback they received on their previous listing, etc.

I have considered 1031 exchanging, but as our buildings cash flow and are appreciating well so I have not seen much value in doing so.Thanks in advance for any insight and advice.

In exchange, I'm thinking that she would collect all the cash flow and potential equity until I refinance and get the loan originated in my name...

How will the air exchanges happen?