It does not have to be a one to one exchange or a asset class to asset class.

@Sean Dillon figure out how to buy a 2-4 unit with FHA loan.Then rent at least one of the units long-term for stable cashflow.Try STR in another unit as well as the other bedrooms in the unit you live in.You may even consider living in the basement, attic or worse unit in the building to rent everything else out and max cashflow. 

REALITY CHECK: THIS BUSINESS IS HARD.Wholesaling and buying houses off-market is a sales game—and sales is brutal.

Learning a lot every day and certainly worth every cent.

With the addition of projects like the orpheum and the waterfront development well on its way I think Dover might be one of the best buys along the seacoast right now. 

Creative finance - seller finance or subject to.

I was considering having a lawyer draw up a baseline loan doc and make tweaks to it on a per loan basis.

I’d like to discuss it with a realtor, but I’m worried that if I disclose the deal, the realtor could bid against me on the property.

Tenants lease expired, so I offered a new lease with a $25 increase. 

Seconding what @Max Wilhite said, Multi-Family is a great way to get started.