Low salary, low on funds, low on knowledge.

As for capital, I will be utilizing my HELOC for initial fund on first deal.

This property can be refinanced at any time you feel is right after the 1031 exchange is complete to buy other property or access funds for any reason.  

Instead, I have established a donor advised fund (DAF) for charitable giving during and after my death. 

Doesn't seem like the FED has much control this time around considering the 10Y T bill (and 5Y) continues to march higher even with the FED fund rate dropping.

And a little skepticism that the market would continue to grow at 5% or more on average (it's been ~7% average for the 8 years I've lived here)@Dave Foster I filled out the BP spreadsheet here for the sell or rent decision, and similar to you advice, selling and investing the profits in index funds performs only slightly below being a DIY landlord, making that seem an attractive option. 

Buyer can’t make you sell if you don’t have the funds needed to close.

Just recently completed a cash out refinance to free up funds for my next investment.

The funds would be better purposed on more turnkey real estate, but good luck.

Also what percent is the funding fee, 3.5?