I agree that networking is your best bet and aligning with a mentor is a great idea.

@Oleg Malkin, The 1031 exchange is used to track your tax deferral with the form 8824 that your accountant files in the year of your exchange. 

Bet it all on black in Vegas?

I'd bet there are thousands of people out there willing to do it.And another option, which you already mentioned, is a VA. 

I personally would wait for a correction before exchanging the money.Furthermore, if your real estate investments perform slightly more than real estate(1% to 5%), you can make up for the deferred return + penalties over a couple of years. 

Another way to invest is by investing in an LLC or special purpose vehicle as a limited partner (silent partner) and partnering with the managing person of that LLC in exchange for an equity stake.

I didn't want to use a partner, but it sounds like that"s going to be best bet to get off the ground.Thanks again.

HELOCs are variable rates and it's highly likely that they'll actually be LOWER in the near future, why not bet on that?

Your best bet is to get a high-performing real estate agent to market your property for you.

You bet if we get a second term with Biden, if he remains, the chances of China tapping on Taiwan's door is imminent.