When my business partner and I were still flipping we bought a couple through Auction.com and we always used a private money lender to fund those and our other flips. 

I am a private lender here in Atlanta.

and the property had a private dwelling value appraisal much higher than the public property appraiser claims. 

I’m also open to exploring short-term rentals, private lending, or passive investing in funds—anything that maximizes returns while keeping risk and time commitments manageable.For context, I’d consider leaving my job if this could become a full-time venture that surpasses my current compensation (low-mid six figures).

This is the first time I've heard of such a thing as a land swap, especially between a municipality and a private entity.

@Geoff Engel If you don't want to be a landlord but still want to be involved with investing you could be a private money lender for flips or in partnerships and bring the money to the deal.

For short-term gains, options like private lending, where your IRA acts as the lender, can provide consistent returns through interest payments.

Some lenders offer creative solutions, like a cross-collateralized loan, where they use your existing equity as security without refinancing the duplex.Another idea is partnering with private lenders or exploring a second-position mortgage, depending on your lender's terms.

Also, a few private lenders or hard money lenders might have some more creative terms for multifamily, especially if you're open to considering that route.

Since my firm is an investor private client boutique, I do not share resources outside of my client base.