Spray can or sticky film glass frosting.

So what you need to do is break out a spray can of clear shellac.

At least even joint ownership will help partially with basis step up.I know real estate investors are a huge fans of 1031, but I like my liquidity. 

I think I explore equity extraction to have some liquid ready to go.

If you can get 10%, thats really nice for 30yr, but you might want your liquidity back sooner or not take a chance on your borrower for that long.The reason to go "creative" is if you have an actual issue.  

I'd love to get deals under my belt, but I do not have liquidity for that, nor do I want to be burdened with hard money loans.

Does anyone know if there are Home Depot/Lowe’s liquidation auctions in Hawaii?

For us it is the way to go over paying to hire an 'apartment grade' paint crew to spray.

Due to the amount of liquidity you have, it's hard to recommend the SBL loan (or any additional leverage) without knowing your full financial picture since it does seem very risky.Now if you truly do have a home run deal in the works and it would cash flow and work with DSCR rates and terms (which I believe are only a couple points above most margin rates or conventional loan rates now), I would say that might be an option to consider.

(because you must have liquid funds by noon the next day to close it out, if its county auction.2. you can use hard money if its truly an auction.com bid and closing., and auction clarifies its financeable3. there is no due diligence or back out on anything you win, ie, if you walk or dont fund it, you lose your deposit.