There are many ways to get in the game, but I HIGHLY recommend house hacking with roommates if you can.

Hey Mike, always nice to see attorneys who get into the investment game themselves, and great to hear about what you're doing.

Be transparent, quick to respond, and use professional agreements.

And the fact that you have a contractor you know personally is name of the game! 

Hey Adam,I’ve been in the Tampa real estate game for 20 years as an investor and owner of a property management company.

But as I discovered, has no real significance to the apartment game, except for the ability to market and raise money.

Real estate is all about learning as you go and playing the long game.

Additionally, while rates aren't historically bad right now, they are higher than 4-5 years ago, and they will be even higher for you as an investor than they were as an owner occupant, which is what you were when you bought originally.I get that you are anxious to add to your portfolio, but that could be achieved without touching your first golden goose.Sometimes on BP, the push is to leverage every last spare penny, but that can be a risky game as the markets shift. 

I did a lot of research before going to work for New Western and I can tell you the way they wholesale real estate is the best in the game.

I appreciate your plan to do 1031 and get back into the game.