I have been a female in construction directly or indirectly for over 40 years.

Mortgage brokers can work with several banks, but their best interest rates come from non-bank lenders like BB&T that you can't go in directly to get a loan from.  

They don't want to sell it, but they're in poor health, strapped for cash, and want to stay in their home.My market is super hot, and I don't want to have to compete for this house with the thousands of other investors in my market.Also, one of my neighbors is a total jerk, and at the very least, I want to control who moves in directly next door. 

However, I think I would indirectly benefit.

I'm not recommending you sell just to buy back again but the transaction costs of doing so will likely be less than the tax savings you will indirectly realize via the exclusion.

But Would you guys say at first it is better to invest money in direct mail marketing or skip tracing software?

You are probably confusing the loan from a 401k to a 60-days indirect rollover from one IRA to another IRA. 

@Avi Garg: You can sell all you want, just cannot get paid for it either directly or indirectly... so long as you are doing what would be classified as administrative tasks (i.e. not attempting to replicate what a professional RE broker or agent would do), you would be within the confines of the regulations

With Mack however they own so many properties that when there are vacancies you are in direct competition with them for renters, so my guess is that the best qualified renters, and efforts go naturally to there own properties, That is why there are such long vacancy times for the rest of us.   

When I invested in these crowd/syndicate deals I wasn't interested in direct ownership of any rental real estate and had regular W2 income, so I didn't really factor this possible issue into my decisions.