if you run the numbers on a sub 150K property and use realistic expenses as @Kevin Sobilo pointed out you will see what we mean.  

House hacking (buying a multi-family property and renting out units while living in one) allows you to cover or reduce your living expenses while building equity.

Sock that money in boring investments like index funds and focus on reducing your living expenses. 

Unfortunately, on a deadline.Also what other expenses / impacts do I need to consider? 

With this I will have an additional 8 units bringing in $20k+ in after expenses revenue. same response in every bp forum, copy paste. real?

Sedona is pretty but also even more expensive, so I didn't even consider it.

@Jessica HellerI haven't done one, but from what I've seen you need to be HYPER vigilant with your cash flows and payments, for all your expenses. 

--> $50K minimum investment, with at $10K SWAN account to cover expenses related to the purchase of ONE property, including ongoing maintenance while the property is rented for a 4-5 year term. 

Just be mindful the reverse exchanges tend to be more expensive than a traditional 1031 exchange.

Many new investors get excited by high cash on cash returns in the midwest and buy rough properties in D areas and they get smoked by property managers, tenants, vacancy, capital expenses, repairs, turnover costs, etc.