Ed I would suggest fb groups like swip swap houston and fb marketplace.

I think it would be great to network and swap ideas about what is working and what is not. 

Update the one we're living in and then swap.

And Federal insurance as well as economies of scale and reinsurance and even the dreaded credit default swaps and derivatives of the last debacle are an example of institutional risk mitigation.When you go privately you don't have access to this mitigation so your risk goes up exponentially. 

If there’s ever a meetup in the Tampa Bay Area, I’d love to swap stories and meet some other investors in the area.  

During his 180 day period he uses his own cash from any source (loan, cash reserves, equity in a 401K -anywhere) to swap the cash for the note from you that is in the exchange account. 

He must use both the note and the cash to purchase his 1031 replacement so that is problematic unless he has cash from the outside that he can swap for the note in the exchange acct. 

This tenant is one of my charity cases, so I can justify swapping it with an older oven from a house with market rate tenants down the street.

But they can always use proceeds from anywhere else and swap the note for cash. 

My handyman will do a panel swap / upgrade for 450 bucks .. live !