Best advice either save some money or use a DPA.

Have you looked into becoming a private money lender to put your money to work while you wait for your next purchase?

Many of us want to save cash to be able to purchase the next one.

However, what I would suggest based on your expertise as a contractor is going into a semi-fixer upper and make minor repairs to boost equity as well as savings. 

LTR is stable, slow, and risk is low but potentially not as much cash (right away).Comes down to what goals you have and your risk threshhold - I have friends in CO springs who do STR and MTR, and works out great - but also have folks who LTR in that area and it pays for them self and it a great way to save money in places like taxes and build equity.  

She's asking $700K.My question is how do i start the process of obtaining this property without having to sell and 1031 exchange my current duplex.I have not much in savings, and no where near 20-25% for a down payment for the new property.

Perhaps you can save up for a bit longer so you can afford to purchase your own primary and keep the 3 rentals?

How about a fine for those who use ChatGPT to write those generic threads like “How to Get Into Private Lending” or “How Great Private Lending Is”?

If you are going on your own, I would save up and then one deal is done move that money to the next deal and so on.

The fact that they don't have critical thinking skills and limited income/saving, makes them desperate and easy target.