Timing a 1031 exchange can be tough, especially in a fluctuating market.

I tried with NREIG and they told me its tough for them yes.

Those workers will need a place to live! 

no one really wants to hear this though... they want the shortcut.there are also ways to recycle capital, like the BRRRR method, which works but is tough right now with interest rates so high and deals tough to find (and 10 other things, but those are big ones). 

Pete has been tough and seems like nothing will cashflow.Just looking for some advice to get started.

We knew this was our chance to step in and help him out of a tough spot.

Tough one. 

The tough part about what you are talking about is that rates on a primary home are better than rates on INV properties.  5.75% is a great primary rate (especially right now). 

Flips are tough, and the first one is always a huge learning curve.

We look for multifamily 10-80 units in Jacksonville and Orlando and it's tough to make deals pencil right now for all the reasons Shawn said.