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

Hiring a property management company with experience in the markets you're considering can be a game-changer.Have you identified which markets you want to invest in?

It’s one of the few places where you can still buy affordable properties, get strong cash flow, and see appreciation in the right areas.I personally built a 12-door portfolio there, and while it wasn’t easy, the market fundamentals are strong—affordable entry prices, high rental demand, and a city that’s been seeing steady growth.

From my observations of successful investors (those with 100+ units and 20+ years in the game), there seem to be two camps: those who are pro-partnership and those who avoid them.

I am taking your advise, and switched my game plan to include a local agent or property manager to show the properties. 

@Enrique Toledo  If the seller is firm at 10% down, you can always get a personal loan for that 10%. 

If you want to give real estate your main focus; given enough time, and don't take any risk that takes you out of the game, chances are either path will be successful.

I used a personal line of credit of $8k to invest.