The agreement reached was the landlord would lower $100 of the rent (current rent: $3100) in exchange for us to paint the two bedrooms.

I have heard positive things - expect lower overall returns in exchange for them doing the work! 

If no consideration is being exchanged, then all you would need is exempt stamps for State and county. 

I think there is so much value in having a supportive network, so I'm looking to set up a monthly lunch for us to exchange ideas, tips, and encouragement.

., quoting 91 NY Jur 2d, Real Property Sales and Exchanges § 204).

With completing a 1031 exchange into a more expensive property, their depreciation table would reset as well, providing an even greater benefit. 

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

Plus the 1031 exchange agent's fee of $6500 for a build-to-suit exchange, the initial acquisition cost was close to $120k.

How do you do a key exchange? 

Don't leave money sitting on an exchange.