Way to go @Dave Foster,I knew you would come through with a succinct answer.Swanny

I am trying to get these cats adopted or put into foster, they are going through hell; And was going to beg my sister to let us stay at old apartment while I worked.

But it will definitely foster a happier workforce and a more disciplined workforce. 

@Dave Foster I just bought what I said was much better :-)

@Dave Foster Great strategy putting the least amount into one and more into the 2nd. 

@Dave Foster @Frank Jiang @Edward B.

Thanks @Dave Foster I think we will try to do one at a time for our first exchange.

I still had about 3 months of 'float' money saved and very little for any large cap ex, so replenishing some of that was also in my plan.After speaking with my agent, lender, and @Dave Foster (who gave some great unbiased advice on a 1031, which I decided against) I decided to do a cash out refi on my Triplex and purchase a Duplex under an FHA loan in an upcoming area in Orlando (Mills50 area).

I know in NJ, once foster kids reach a certain age, instead of looking for housing they will try to help them transition to adulthood by giving them monthly stipends and having them live in a house with a govt employee who helps them  and teaches them.

I foster for a bulldog rescue.