I am aware of 1031 but wondered if I can just cash out without purchasing new property.  

I got an extra $30K in value out of it.Appraisers don't use the PPSF because it is grossly inaccurate, despite common belief.

Cash flow is definitely the biggest challenge; both in terms of finding properties to buy that cash flow with a loan on them and just company wide given interest rates and labor/material is up and, at least where I'm at in Jackson County, MO, taxes are way up too. 

So anyway one can pay the  20k and get some basic theoretical knowledge but one should be realistic this is a big cash up front business.. your not going to find consultants doing this work on the come.

If the numbers work when I run them, I know reality should only be better.ActualsPurchase Price $227,500Interest Rate 30 year conventional 6.375%Homeowners Insurance = $920.21Rents = $1,900 per monthTotal mortgage + escrow = $1,182.58 per month with rents at $1,900 my actual cashflow is $717.42.Additional numbers behind the dealTotal cash to close = $87,475.55Down payment = $80,000Homeowners Insurance - $918.36Rate Buy Down 1.283% - $1,892.43We paid to lower the interest rate by 1.283% over the course of the 30-year loan.

Some, like James Dainard, emphasize an annualized cash-on-cash (COC) return of 60%-80%.

Purchase price: $60,000 Cash invested: $109,106 Sale price: $210,000 Contributors: Peter Vekselman Purchased on 9/6/2024 for $60,000, this Anderson, IN home underwent a $109,106 renovation before selling for $210,000 on 2/4/2025.

Tampa can work, but yes, taxes and insurance are higher and might keep cash flow tight.

You didn't write how much 'sweat equity' you put into this place, but it was likely well worth it given the $400K cash out.  

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.